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CATEGORY ARCHIVE: As Proposed

March 19, 2010

555 Washington Round Two Vote Redux: EIR Approved But…

We should have been much more clear in yesterday's post with respect to the Planning Commission's voting on the proposed 555 Washington project.

While the EIR for the project was approved by the Planning Commission 4-3, votes on the project related to land use were delayed and not only include the impacts on Redwood Park and Mark Twain Alley, but exceptions for height, bulk, and parking.

That being said, we will call round two 10-9 in favor of 555 Washington (versus round one 10-9 for its opponents).

∙ Full 555 Washington Vote Delayed (Again) By "Administrative Error" [SocketSite]
∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]
∙ 555 Washington: Round One Goes To The Opponents (But No KO) [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (15) | (email story)

706 Mission Tower (And Mexican Museum) Back In Play

From the San Francisco Business Times:

Millennium Partners is dusting off plans for a highrise condo tower at 706 Mission St. in San Francisco after two years in which the financial crisis brought planning to a virtual halt.

The project calls for Millennium Partners…to build a condo tower on a site made up of a 9,000-square-foot parcel the Redevelopment Agency owns and a 16,000-square-foot parcel the developers bought in 2006. The tower would house a 35,000- to 40,000-square-foot Mexican Museum, which the developers will build at no cost to the museum. Both the museum and condo tower would be connected to the historic Mercantile Building at 706 Mission St., a 1903 structure that the developers would restore. The height of the residential tower, which is being designed by Mexican architect Enrique Norton’s TEN Arquitectos and San Francisco-based Glenn Rescalvo of Handel Architects, would likely be between 450 and 550 feet.

The environmental impact report (EIR) is in the works along with entitlements, and construction could commence "late 2011 or early 2012."

∙ Muy Bien? Proposal To Restore And Develop Adjacent To 706 Mission [SocketSite]
∙ Millennium Partners revives S.F. highrise, museum [Business Times]

Posted by socketadmin at 8:30 AM | Permalink | Comments (8) | (email story)

March 18, 2010

Full 555 Washington Vote Delayed (Again) By "Administrative Error"

The scheduled vote at today's Planning Commission Special Hearing with respect to the fate of the proposed 555 Washington project was delayed (once again) until April 15 due to "an administrative error."

UPDATE (3/19): 555 Washington Round Two Vote Redux: EIR Approved But…

∙ Planning Commission Special Hearing (3/18): 555 Washington [sf-planning.org]
∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]
∙ 555 Washington: Round One Goes To The Opponents (But No KO) [SocketSite]
∙ 555 Washington votes delayed again [Examiner]
∙ 555 Washington Round Two Vote Redux: EIR Approved But… [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (4) | (email story)

March 16, 2010

Now Showing At The Shuttered Alexandria Theater: Blight

In 2008 Alexandria Enterprises LLC filed a building permit to preserve the envelope of the long-shuttered Alexandria Theater at 5400 Geary and raise a four story building atop the theater’s parking lot off 18th Avenue.

As proposed the theater would maintain one screen with the remainder of the space being transformed into an 8,000 square foot restaurant while the new construction would result in 39 (according to the permit) to 46 (according to the Examiner) residential units atop 6,550 square feet of retail and 136 underground parking spaces.

Blame the economy, the developers, or planning, the lack of development over the past six years has resulted in the theater becoming "a haven for homeless."

The storied movie theater sits idle with a crumbling façade, a boarded-up box office and a once-vibrant entrance riddled with flies and the stench of urine. The building has become an ideal canvas for graffiti, and cardboard strewn at its front doors acts as a bed for transients.

And while the city’s new blight ordinance forces owners of vacant or abandoned buildings to maintain their properties, the Richmond YMCA’s lease of 13 theater parking spaces and use of the theater’s marquee appears to be to blame for the Department of Building Inspection overlooking the theater’s current state of disrepair.

UPDATE: UPDATE: The DBI has now deemed the Alexandria to be a "vacant building" which must be registered and maintained or face fines in accordance with the city's blight ordinance.

∙ Shuttered Alexandria Theater evades upkeep [San Francisco Examiner]
∙ Beauty Blight Is In The Eye Of The City (And Perhaps Your Neighbors) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (3) | (email story)

March 15, 2010

1600 Market: Envisioned Mixed-Use Redux (And Slight Reduction)

As a reader notes (and hopes), the proposed 1 Franklin development for which a building permit has been filed would rise directly across the street from the Stanley Saitowitz envisioned nine story 1600 Market, the site for which remains on the market at $3,100,000 (down from $3,195,000 a year ago).

The listing for 1600 Market now notes “approved” for “thirty-six residential units, street level commercial and eleven garage parking spaces” but with no permits filed (and not currently part of the Planning Department’s Pipeline Report for San Francisco).

∙ From Pavement To Eight Stories For 1 Franklin As Proposed [SocketSite]
∙ Entitled, Envisioned And For Sale (But Not Permitted): 1600 Market [SocketSite]
∙ Listing: 1600 Market (Proposed Development) - $3,100,000 [loopnet.com]
∙ Stanley Saitowitz | Natoma Architects Inc. [saitowitz.com]
∙ San Francisco’s Q4 2009 Housing Pipeline Report [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (6) | (email story)

March 12, 2010

From Pavement To Eight Stories For 1 Franklin As Proposed

As a couple of plugged-in tipsters note, the surface area parking lot at the corner of Page and Franklin (1 Franklin) is being eyed for a new eight-story mixed-use development of 35 residential units over 2,378 square feet of ground floor retail and 18 parking spaces.

As proposed, the building would rise 85 feet along Franklin and step down to 55 feet along Page (not including the cornices atop the bays or the stair and elevator penthouse).

And according to Planning, "no hearing is required for approval except [for a hearing on March 24] to consider relaxing the requirements for bay windows under Section 136."

PER SECTION 136 OF THE PLANNING CODE permitted obstructions (bay windows) over the public right-of-way are limited to extend over the property line 2-feet where the sidewalk is 9-feet or less and 3-feet where the sidewalk is over 9-feet in width. The maximum width allowed for a bay window is 15-feet, narrowed at a 45-degree angle to a maximum width of 9-feet as it extends over the property line.

The minimum horizontal separation between bay windows is 2-feet at the property line, widened at a 135-degree angle to a minimum width of 8-feet as it extends over the property line. The proposed bay windows do not meet the projection, width, or separation requirements; therefore, the project seeks a variance from the requirements of Planning Code Section 136.

Yes, somehow it always seems to come back to bay windows in San Francisco.

Posted by socketadmin at 1:15 PM | Permalink | Comments (15) | (email story)

1717 17th Street: Eastern Neighborhoods Plan In Action As Proposed

Recently rezone from Light Industrial to Urban Mixed-Use as part of the Eastern Neighborhoods Area Plan, the proposed 1717 17th Street project would demolish three existing buildings between De Haro and Carolina representing 12,000 square feet of Production, Distribution and Repair (PDR) and a surface area parking lot.

In their place would rise two mirror image mixed-use buildings yielding 7,000 square feet of ground floor PDR, 8,000 square feet of commercial/retail, 41 residential units and 58 below-grade parking spaces (click image to enlarge)

The project would be constructed in two phases as proposed:

Phase I (De Haro Street): Phase I would include demolition of the two existing wood‐frame buildings fronting 17th Street and the partial demolition of the concrete and aluminum building on site. Phase I would construct a new 48‐ft tall, 51,664 gross square foot (gsf), mixed‐use building containing 20 dwelling units with a unit mix as follows: ten two‐bedroom units and ten one‐bedroom units (21,345 gsf in total). The ground floor would also contain 7,500 sf of PDR/commercial/retail space, and 11,091 gsf of common area. The below‐grade basement level would contain parking for 29 off‐street parking spaces and 11 secured Class I bicycle spaces.

Phase II (228 Carolina Street): Phase II would be the demolition of the remainder of the concrete and aluminum building and construction of a 48‐foot tall, 51,664 gsf mirror image of the De Haro Street building, fronting on Carolina Street. This building would include 21 residential units with a unit mix as follows: nine two‐bedroom and twelve one‐bedroom units (21,315 gsf). This building would also include 7,500 sf of PDR/commercial/retail space and 29 below‐grade vehicle parking spaces and 11 Class I bicycle spaces.

And don’t panic, Anchor Steam’s distribution center at the south end of the block would not be harmed nor hampered (cheers), but new shadows would be cast over Jackson Park.

UPDATE: The shadow graphic above does in fact represent the expected impact on the Jackson Playground at June 21st, 7:30 PM for the proposed 48-foot building (green) versus a 40-foot alternative (outlined in red).

∙ 1717 17th Street Preliminary Mitigated Negative Declaration [sf-planning.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ Eastern Neighborhoods/Candlestick Plans Yea! (Mirant Retrofit Nea!) [SocketSite]
∙ Eastern Neighborhoods "Amnesty" To Continue Business As Usual [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (19) | (email story)

March 9, 2010

Mayor Newsom’s Voluntary Soft-Story Legislation Up For A Vote

Mayor Newsom’s voluntary soft-story seismic retrofitting legislation is before the Board of Supervisors for a vote this afternoon. The legislation would "waive permit processing fees for the proportionate share of work related to such seismic retrofit upgrades."

And while a Controller's office report found the legislation "is not expected to significantly increase the number of voluntary retrofits," it would reduce the fees collected from all.

∙ Soft-Story Seismic Upgrade Amendment [sfbos.org]
∙ Economic Impact Report: Voluntary Soft-Story Seismic Strengthening Bill [sfcontroller.org]

Posted by socketadmin at 8:00 AM | Permalink | Comments (9) | (email story)

March 3, 2010

555 Fulton: Full Details And A "Refined" Facade

The Stanley Saitowitz design for 555 Fulton (click image to enlarge) has been "refined" a bit since a plugged-in tipster first forwarded the renderings three years ago. New details for the proposed 136-unit mixed-use project in Hayes Valley:

The project site is located on the south side of Fulton Street in the block bound by Octavia, Laguna, and Birch Streets in San Francisco’s Hayes Valley neighborhood.

The proposed project would result in demolition of the subject property’s existing two-story 19,620-square-foot industrial (office and warehouse) building and the removal of an approximately 70-space surface parking area (approximately 5,200 square feet). It would entail the merging of the two lots and the construction of a five-story, about 55-foot-tall, mixed-use building. Constructed in 1957, approximately 29 firms use the existing building for office space in addition to a plumbing company, a cabinet company, and a hot dog stand.

The proposed project would have 136 residential units (32 studios, 48 one-bedroom, 56 two-bedroom), about 32,800 square feet of ground-floor commercial (supermarket) space, and up to 195 spaces of parking in a two-level underground parking garage, which would also include 52 bicycle spaces. Total building area would be approximately 245,610 gross square feet, comprising 139,637 gross square feet of residential space, 32,800 square feet of commercial space, 68,700 square feet for parking, and 4,473 square feet for building services.

Residential access would be from one midblock entrance on Fulton Street and one midblock entrance on Birch Street. Retail access would be from Laguna Street. Ground‐floor parking access would be from Fulton Street. First level parking access (commercial and residential) would be from Octavia Street, and second level residential‐only parking would be from Birch Street.

The Kingdom Hall of Jehovah's Witnesses at Fulton and Octavia would remain.

∙ We Want Need Some Answers (For 555 Fulton) [SocketSite]
∙ 555 Fulton Preliminary Mitigated Negative Declaration [sf-planning.org] [Map]

Posted by socketadmin at 8:30 AM | Permalink | Comments (18) | (email story)

March 1, 2010

430 Main/429 Beale Development Site Back On The Market

Approved by San Francisco’s Planning department last in May, Portland Pacific’s proposed 113-unit development at 430 Main/429 Beale hit a Board of Supervisors (neighborhood led) speed bump in October.

And while Portland Pacific is moving forward with trying to secure a green light for development, they have also placed the undeveloped parcel back on the market with an asking price of $4,750,000.

Once again, the proposed development would be condo mapped but the developer had agreed to keep the project as rentals for at least 20 years before converting. No update on the FHA-backed construction loan that Wells Fargo was expected to provide.

∙ 113 New Apartments at 430 Main/429 Beale Approved By Planning [SocketSite]
∙ 430 Main/429 Beale Development Delayed [SocketSite]
∙ SoMa housing site on block [San Francisco Business Times]

Posted by socketadmin at 8:00 AM | Permalink | Comments (16) | (email story)

February 24, 2010

San Francisco’s Q4 2009 Housing Pipeline Report

According to the San Francisco Planning Department’s Q4 2009 Pipeline Report, San Francisco's current big picture (click to enlarge) housing pipeline is as so:

∙ 128 projects with 1,320 housing units are currently under construction
∙ 190 projects representing 2,070 units have received a building permit
∙ 328 projects representing 4,620 units have applied for a building permit
∙ 119 projects representing 8,220 units have been approved by the Planning Department
∙ 108 projects representing 30,370 units have filed for Planning Department approval

Overall pipeline residential units currently total 46,600, down from 54,790 in the second quarter of 2009, but up from 30,002 in the first quarter of 2007. Of course the share of those under construction (4,978 in 2007) has shifted and applications for proposed new units have plummeted over the past two years.

∙ San Francisco Pipeline Report: Q4 2009 [sf-planning.org]
∙ San Francisco’s Housing Pipeline And 2009 Housing Element Report [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (15) | (email story)

People Over Parking As 1415 Mission Gets A Land Use Thumbs Up

San Francisco’s full Board of Supervisors will now need to vote, but the board’s Land Use and Economic Development Committee has given the thumbs up to zoning changes that would clear the way for the development of 1415 Mission.

The building would be 14 stories and 130 feet in height, with a mechanical penthouse rising an additional 16 feet. Approximately 2,453 sq.ft. of common usable open space would be provided at the penthouse (roof) level for the use of residents. Seventy‐six of the 117 dwelling units would have access to private open space in the form of balconies or terraces, totaling approximately 4,200 sq.ft. There also would be a 58‐sq.ft. plaza for the retail use, which would not count toward open space square footages for Code purposes.

If approved, construction of the proposed project would occur over approximately 24 months. The project sponsor is R & K Investments and the project architect is Heller Manus Architects.

Once again, proposed to include roughly 26 studios, 39 one-bedrooms, and 52 two-bedrooms over street level retail and three levels of underground parking.

∙ 1415 Mission: Existing (Parking) And As Proposed (People) [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (13) | (email story)

Just Cause And Parking Legislation Postponed, And Not Just Because

San Francisco’s Board of Supervisors postponed a first vote on Supervisor Avalos’ amended legislation which would extend "just cause" eviction protections to those in buildings which have been foreclosed upon.

A second and final vote on Supervisor Chiu’s legislation "that would crackdown on the construction of parking garages in residential buildings in three San Francisco neighborhoods: North Beach, Telegraph Hill and Chinatown" was also postponed.

The [parking] vote’s postponement came as Supervisor Bevan Dufty was being called on to change his vote and oppose the legislation to ensure Mayor Gavin Newsom could successfully veto it.

∙ Just-cause eviction vote postponed until next week [San Francisco Examiner]
∙ Just Cause Eviction Rights Extension II: Now Just For Foreclosures [SocketSite]
∙ Vote postponed on parking garage restrictions [San Francisco Examiner]
∙ New Parking Restrictions For District 3 Circles The Block Board [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (8) | (email story)

February 22, 2010

935 Folsom: Warehouse Squat Sweatshop Condos Fire Station!

From the Mayor’s Office by way of a plugged-in tipster (and SFAppeal):

Mayor Gavin Newsom announced today that the City has reached a proposed agreement with the San Francisco Museum of Modern Art (SFMOMA) for the exchange of the City’s existing fire station on Howard Street in return for a newly constructed, replacement fire station on Folsom Street. The agreement allows for SFMOMA to proceed with a $480 million campaign and expansion on Howard Street, while providing the City with a modern replacement for its outdated fire station.

The agreement translates to a gift from museum leadership to the City of over $10 million. Under the terms of the agreement, SFMOMA will acquire the land for the new fire station and will design, fund and construct a new state-of-the-art station to the Fire Department’s specifications. The City will deed to the SFMOMA the existing Fire Station No. 1 and a portion of Hunt Alley directly behind the station.

The new fire station will be located at 935 Folsom Street, between 5th and 6th Streets and is expected to cost over $14 million to develop.

Construction of the new station is expected to begin in 2011 assuming San Francisco's Fire Commission and Board of Supervisors approve. We will now hold a moment of silence for the previously proposed 935 Folsom Street project.

As we wrote about the site a little under two years ago:

In the news "five years ago when the U.S. Department of Justice raided the property as part of a multi-agency investigation into illegal sweatshop operations," 935 Folsom served as "a squat for about 30 punk rock anarchists" in the early 1980’s. Ah, the good old days.

Once again...ah, the good old days (of unbridled condo development and easy sales).

∙ Mayor Newsom Announces Agreement with SFMOMA for Fire Station [sfmayor.org]
∙ Deconstructionist Or Cubist? MOMA To Design, Build A Fire Station [SFAppeal]
∙ From CAMP SF To CAMFS? (Contemporary Art Museum Fire Station) [SocketSite]
∙ SFMOMA Snags The Fisher Contemporary Art Collection [SocketSite]
∙ From Warehouse, To Squat, To Sweatshop, To Condos: 935 Folsom [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (13) | (email story)

February 16, 2010

Proposed Seawall Lot 337 Development Scrambling For Investors

With its retail space having been cut in half last year, the San Francisco Business Times reports that the proposed development for the Port of San Francisco's Seawall Lot 337/Pier 48 (a.k.a. Mission Rock or Giant’s parking lot A) is now scrambling for equity investors:

The San Francisco Giants are rushing to assemble a new team to redevelop 16 acres across from AT&T Park after the economic downturn prompted key equity investors in the project to pull out or scale back their involvement.

While the shake-up in the team on the $2 billion development is still in flux, Kenwood Investments will likely drop out of the project, while hedge fund Farallon Capital Management could opt out or play a much smaller financial role than originally planned, according to development and port sources.

Once again, a 17-year development cycle that was expected to start in 2013 and yield "875 housing units, 1 million square feet of office space, 240,000 square feet of shops and restaurants, 180,200 square feet of exhibit/event space, 8.7 acres of public open space and 2,650 parking spaces."

∙ Batters out in San Francisco Giants’ $2B project [San Francisco Business Times]
∙ San Francisco SWL 337 Proposal: Downsized And Drawn Out [SocketSite]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (6) | (email story)

Time To Stick A Spork In 1050/8 Valencia? (Figuratively This Time)

The 1970’s construction at the corner of Valencia and Hill was home to Kentucky Fried Chicken prior to becoming “Spork” in 2006. And as is proposed, the one-story building would be razed and a five-story mixed-use development would rise in its place.

The ground floor of the structure and a portion of the basement would contain a 3,500-square-foot commercial space (assumed to be in the form of a restaurant) with floors two through five containing a total of 16 residential units. The residential unit mix would consist of eight studios and eight two-bedroom units, with two of each type of unit on every residential floor.

A 1,460-square-foot rooftop deck would provide common open space to the residents. In addition, four of the dwelling units would have private decks, which would encompass a total of 640 square feet (combined).

The proposed structure would be approximately 55 feet in height to the roof, with rooftop features, including the mechanical penthouse for the elevator overrun, extending an additional nine feet above the roofline.

Apparently Spork would have the first right of refusal to reoccupy the new commercial space, "an option that Spork’s owners have indicated they intend to exercise."

And while no new parking would be created and the current single space would be reserved for commercial use, the proposal calls for widening the sidewalk along Hill Street by six feet in front of the development which would result in the loss of two on-street parking spaces.

∙ 1050 Valencia Street Preliminary Mitigated Negative Declaration [sf-planning.org]
∙ Parking Space Trivia (And Spoiler): 441,541 Spaces In San Francisco [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (50) | (email story)

February 12, 2010

555 Washington: Round One Goes To The Opponents (But No KO)

San Francisco’s Planning Commission voted three to two against certifying 555 Washington's Environmental Impact Report (EIR).

Commissioners Hisashi Sugaya, Kathrin Moore and Christina Olague voted against certification, Bill Lee and Ron Miguel opposed the motion against certification, and Michael Antonini and Gwyneth Borden were absent from the vote.

Luckily, or perhaps unluckily depending upon one’s perspective, four votes are required to carry a motion. And as such, the project will be back up for debate and round two on March 18. Should a motion against certifying the EIR carry, a reworking of the EIR could easily consume another year.

And with that, we head to our corner for the long weekend.

∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]
∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]

Posted by socketadmin at 1:30 AM | Permalink | Comments (31) | (email story)

February 11, 2010

Let’s Get Ready To Rumble Over 555 Washington

We’ll call the divide rather apropos considering the controversy that surrounded the development of San Francisco’s iconic Transamerica Pyramid right next door. And later today, "the commissions that oversee the city's parks and planning departments are to meet in joint session on whether to approve the development at 555 Washington St."

Proponents say it is a creative approach to sustainable development that will add a city-owned downtown park and allow people to live near their work. Critics say developers are seeking a laundry list of exemptions to city codes in an audacious move that runs counter to decades of planning and would set a dangerous precedent.

The plan would demolish a nine-story office building at 545 Sansome St. and a single-story building nearby to make way for an eco-friendly 248-unit condo tower and underground parking garage. Privately owned Redwood Park next to the Transamerica Pyramid would be expanded for use as a city park, with the developer paying for its upkeep in perpetuity. Mark Twain Alley would be converted into a pedestrian plaza with outdoor dining and shops.

The project is seeking at least seven exemptions to city rules. It would be twice as tall as the current approved height limit and would shade parts of two city parks protected from shadows. It would also require exceptions to rules on increased wind, off-street parking, truck loading and architectural roof screening, planning documents show. The developer also wants to buy Mark Twain Alley from the city for $2 million.

For the record, we happen to be in the camp of the proponents and YIMBY’s. And not just with respect to its density but also design.

∙ 'Battle royal' brewing over planned S.F. tower [SFGate]
∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ In The Shadow Of The Pyramid 555 Washington [SocketSite]
∙ A Gathering Of 555 Washington And Redwood Park YIMBY’s [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (24) | (email story)

February 10, 2010

Transbay Block 11A (Folsom @ Essex) Plans And Proposed Design

Jamie Whitaker scores the link to the design narrative and proposed schematics for Transbay Block 11A at the corner of Folsom and Essex in Rincon Hill.

As proposed, the building would rise 8 stories over 85 feet and include 120 below market rate apartments for the formerly homeless, two market rate retail spaces, a suite for supportive services, and 15 secure spaces for bikes (no parking for cars).

The project would also result in sidewalk improvements including "widening the Essex Street sidewalk to a depth of 18’-0,” providing a row of street trees" and adding a bulb out 78’-0” wide by 17’-0” deep on the corner of Folsom and Essex.

Solar panels will adorn the roof while vines will adorn the first floor of the eastern façade.

∙ Block 11a Supportive Housing Plans for Your Review [rinconhillneighbors.org]
∙ Transbay Block 11A (Folsom @ Essex) Design Overview [somapride.com]
∙ Transbay Block 11A (Folsom @ Essex) Proposed Schematic Design [somapride.com]

Posted by socketadmin at 1:00 PM | Permalink | Comments (98) | (email story)

Make That 441,469 Spaces: Proposed Curbside Cafe Conversions

"Curbside parking spaces in North Beach would be replaced with cafe seating [along Columbus Avenue] in the latest initiative to rethink how streets are used in San Francisco - making them less focused on cars and more welcoming for pedestrians."

∙ Cafes get more sidewalk under North Beach plan [SFGate]
∙ Parking Space Trivia (And Spoiler): 441,541 Spaces In San Francisco [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (46) | (email story)

February 4, 2010

Supervisor Chiu Sees The Light (At Least For Now)

Once again, sundry San Francisco tower and 555 Washington lovers take note:

Board of Supervisors President David Chiu, who wrote the measure [to strengthen the City's 1984 Sunlight Ordinance], told The Chronicle on Wednesday that he planned to pull it from the June ballot after receiving a letter from Newsom that called for a thorough analysis of the impacts that planned skyscrapers and other projects would have on sunlight in parks and public spaces.

We're saving the "Show Me The Study!" headline for our follow up.

∙ From The Shadows They Start To See The Light [SocketSite]
∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]
∙ Proposed 555 Washington Street Project: Comments And Responses [SocketSite]
∙ Compromise averts showdown over S.F. shadows [SFGate]
∙ Hardship, Shadows And Rail Making Their Way Towards June Ballot [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (15) | (email story)

February 3, 2010

No Exemption (And Little Love) For Alameda Point Development

"With all precincts reporting, Measure B in Alameda lost, 85 percent to 15 percent. It would have allowed a one-time exemption to Measure A, a 1973 ordinance that bans anything larger than a duplex on the island."

"If it had passed, Measure B would have allowed a development at Alameda Point with 4,500 units of apartments, condominiums and single-family homes, as well as offices, parks, a ferry terminal and other amenities."

∙ Voters rejecting Alameda development project [SFGate]
∙ Alameda Point Redevelopment [alameda-point.com] [Master Plan (pdf)]

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

February 2, 2010

Parcel P Update (Hayes Valley Farm Sprouts New Website) And Plan

While new dirt is being delivered, Hayes Valley Farm has already sprouted a new website.

The Hayes Valley Farm and Garden Education Project (HVF) is an exciting new opportunity to create a working urban farm and education center in Hayes Valley on a City of San Francisco-owned lot located between Oak, Fell, Laguna and Octavia streets.

The project is organized by a coalition of urban farmers, garden educators, social service organizations, and landscape designers. The project is proposed as an interim use - a one to five year time frame - until the City moves forward with other development plans for the site.

An interim vision for HVF is above, the longer term vision from Build Inc. is below.

In our collective discussions concerning Parcel P, we struggled to find a solution that was less cosmetic and more genuine in its diversity. At some point, it dawned on us that perhaps the most genuine approach to diversifying the site was to actually break it up into smaller parcels with each of the parcels having a different architect designing to the specifics of a particular program and place; a recreation in spirit, not form of the surrounding organically grown neighborhood.

239 new residences as envisoned. And yes, with a central mews.

∙ Hayes Valley Farm [hayesvalleyfarm.com]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Octavia Boulevard [Parcel P] Plan [buildinc.biz]

Posted by socketadmin at 12:00 PM | Permalink | Comments (27) | (email story)

February 1, 2010

A Future Postcard Row: Three Houses That Don’t Yet Exist

Speaking of San Francisco’s Postcard Row, as the Alamo Square Neighborhood Association noted in December, the buyer of 940 Grove (which sits across the street from 722 Steiner) plans "to restore the house...and replace the existing non-historic addition [along Steiner] with three new single family homes."

As we wrote last April prior to its sale, "with 940 Grove it's all about the bones and enviable 125 foot by 137.5 foot lot."

The plans call for subdividing the existing lot into four smaller lots. The first lot would be a 56’-6” by 125’ lot around the existing home. The remaining three lots would each be 27’ by 125’ lots fronting on Steiner Street….The potential addresses would be 802, 804 & 808 Steiner.

And as a plugged-in tipster actually noted a month ago, "The potential here is simply thrilling (although I'd love to see something wholly modern not a Vic derivative)."

Cheers (and so would we).

∙ Alamo Square Neighborhood Association Newsletter: Dec 20/Jan 2010 [alamosq.org]
∙ Postcard Row's Postman's Home Hits The Market (722 Steiner) [SocketSite]
∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (23) | (email story)

One Capitol Avenue Address, Twenty Eight Dwellings As Proposed

Acquired from Caltrans as a "surplus right-of-way purchase," the proposed development of the one acre field bounded by Capitol Avenue, Sagamore, Alemany Boulevard and I-280 would necessitate a rezoning from P (Public Use) to RH-2 (Residential).

But as is proposed, 28 new homes would rise at One Capitol Avenue:

The proposed project is the construction of 28 single-family dwellings, each approximately 30-feet-high and ranging in size from approximately 1,450 to 2,330 sq ft. The proposed project would consist of 22 two-bedroom units and 6 three-bedroom units with 41 surface-level garage parking spaces and one unenclosed car share parking space within a Planned Unit Development.

Fifteen of the 2- bedroom units would have one off-street parking space, seven of the 2-bedroom units would have two off-street parking spaces; all 3-bedroom units would have two off-street parking spaces.

The proposed development would total approximately 53,400 sq ft and would subdivide the existing vacant 43,077-sq ft parcel into 28 parcels with lot sizes ranging from 942 sq ft to 3,317 sq ft.

Each of the resulting 28 parcels would grant an easement for a shared private 20-foot-wide one-way westbound driveway connecting Capitol Avenue and Alemany Boulevard that would provide vehicular and pedestrian access to each unit.

Credit MacDonald Architects for the design, a name which should sound familiar when it comes to urban infill.

∙ One Capitol Avenue: Preliminary Mitigated Negative Declaration [sf-planning.org]
∙ Donald MacDonald Architects [donaldmacdonaldarchitects.com]
∙ One Of Four Little Donald MacDonald Urban Townhouses On Hermann [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (34) | (email story)

January 29, 2010

It's All About Density (Okay, And Dollars) On Treasure Island

From the San Francisco Business Times today:

The Treasure Island development team has increased the target number of housing units from 6,000 to 8,000, a move that could help attract stores and other services to the new neighborhood and make the staggeringly expensive project economically viable.

Kheay Loke, project manager for developer Wilson Meany Sullivan, said the bump up in density is being driven by public response to the project "notice of preparation" — part of the environmental review process — as well as calculations about the how many residents will be needed to support the variety of retail and services that will make the island a real neighborhood.

Yes, it's all about density. Okay, and dollars.

∙ Treasure Island boosts housing [San Francisco Business Times]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus) [SocketSite]
∙ The Next Era In San Francisco’s Development: It’s All About Density [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (13) | (email story)

January 28, 2010

A Few Perspectives On San Francisco’s (Potential) Future Skyline

Speaking of the proposed 222 Second Street, future shadows (or not), and Transbay re-development(s), a few perspectives on San Francisco’s potential future skyline.

∙ The 222 Second Street Scoop (For The Second Time) [SocketSite]
∙ From The Shadows They Start To See The Light [SocketSite]
∙ And San Francisco's Transbay Joint Powers Authority Rolls… [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (15) | (email story)

The 222 Second Street Scoop (For The Second Time)

While truly plugged-in people have known about the proposed development of 222 Second Street on the corner of Howard for well over two years, details for the proposed 26-story development are now online via a Draft Environmental Impact Report (EIR).

The project sponsor, TS 222 Second Street, L.P., proposes to construct a 26-story, approximately 350-foot-tall office tower containing approximately 430,650 square feet of office space. The project would also include [4,600 square feet of] retail space and an enclosed [8,750 square foot] publicly accessible open space at the ground floor, and two levels of sub-grade parking containing 54 parking spaces.

As proposed, the project would be a rectilinear tower of diminishing bulk from the building base to a height of approximately 350 feet. At the fifth floor, the north façade of the building would be set back 5 feet from Howard Street and the west façade would be set back approximately 20 feet from the westerly property line. At the 17th story, the east façade would be set back 24.5 feet from Second Street, and the South façade would be set back 44.5 feet from Tehama Street. In addition, the fifth floor would include a further 5-foot recess, or “reveal,” on all four facades, intended to emphasize a visual break above the first four stories of the building—at a height of about 60 feet—and thereby establish a sense of continuity with nearby historic structures.

The site is currently occupied by a surface parking lot. As part of the project, the sponsor proposes to acquire and incorporate into the project site a 1,650-square-foot (20-foot–by–82.5-foot) portion of the adjacent property, which would increase the size of the project site to 25,575 square feet, and to demolish the existing loading dock at 631 Howard Street, which occupies the portion of the adjacent parcel to be acquired. The existing building at 631 Howard Street would remain.

Two basement parking levels would be provided beneath the project site, with access provided via a two way driveway from Tehama Street for a total of 54 marked parking spaces, with capacity for approximately 80 vehicles with valet parking. The basement would also include approximately 46 bicycle parking spaces, which would exceed the 12 spaces required by the Planning Code. Three additional service van spaces would also be provided in the basement.

Construction is estimated at 21 months with occupancy as early as 2013. The project architect is Heller Manus in association with Thomas Phifer and Partners.

And yes, the "TS" in "TS 222 Second Street, L.P." stands for Tishman Speyer.

∙ The Things You Can See From Those Virtual Views (222 2nd Street) [SocketSite]
∙ 222 Second Street Draft Environmental Impact Report (EIR) [sf-planning.org]

Posted by socketadmin at 6:30 AM | Permalink | Comments (28) | (email story)

January 26, 2010

A Great Green Idea If We Do (And Did) Say So Ourselves

As we wrote a year ago with regard to numerous recently cleared but undeveloped lots now dotting the landscape in San Francisco facing the loss of their city entitlements:

Our suggestion, grant the extensions but in exchange for turning undeveloped lots into public parks and maintaining them as such until construction is underway.

As John King adds today:

The Newsom administration is drafting legislation to encourage San Francisco developers to occupy empty lots on a short-term basis with such initiatives as tree farms or public art.

What's being called a "green development agreement" would offer a trade-off. Landowners with approved projects stalled by the real estate slump could lock in their right to build if the land is used in ways that offer visual, environmental or cultural benefits until construction begins.

Needless to say, we like the idea.

∙ Entitlement Extensions? We Say Yes, But With A Green Twist… [SocketSite]
∙ Myriad ideas to fill void of empty lots [SFGate]

Posted by socketadmin at 6:30 AM | Permalink | Comments (12) | (email story)

166-178 Townsend Landmarking For Tax Breaks Deal In Trouble

Approved by the Planning Commission last September, an unpaid tax bill and added sixth floor has the City’s Budget Analyst recommending against the tax break for landmarking deal for Martin Building Company's development of 166-178 Townsend.

"The Budget analyst recommends disapproval of the requested Mills Act Historical Property contract to provide property tax reductions to the property owner because the property owner currently owes The City $105,126 in past-due delinquent property taxes for fiscal year 2005-06, FY 2008-09 and FY2009-10,” [Budget Analyst Harvey Rose] says in his report.

Not only that, but Rose said as the application [was] pending, the property owner increased the height of the project to add a sixth floor “such that The City’s estimated first year property tax losses from $170,961 to $185,599, an additional loss of $15,638, or 9. 1 percent,” the report says.

As proposed, the development will add 94 luxury rentals, 15,000 square feet of underground parking, and a ground floor restaurant space to the market.

∙ 178 Townsend Approved To Become Mixed-Use With 94 Rentals [SocketSite]
∙ Overdue taxes jeopardize historic property deal [San Francisco Examiner]

Posted by socketadmin at 6:00 AM | Permalink | Comments (2) | (email story)

January 22, 2010

UCSF's Mission Bay Hospital Needs $250M By November, Or Else...

Apparently UCSF faces a mid-November deadline to raise almost $250 million more for its planned Mission Bay Medical Center. But no report of what doesn't happen if they don't.

∙ UCSF hospital under gun to raise $250M [San Francisco Business Times]
∙ Making Way For UCSF’s New Mission Bay Medical Center [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (11) | (email story)

January 20, 2010

Hardship, Shadows And Rail Making Their Way Towards June Ballot

Newly proposed real estate related legislation which could land on June’s ballot:

1. A measure sponsored by Supervisor Daly which would "allow financially pressed renters to apply for economic hardship status to temporarily avoid rent increases."
2. A declaration of policy "that would put city voters on record in support of placing the northern terminus for the state's planned high-speed rail route in the new Transbay Center at First and Mission streets" (another Daly initiative).
3. A measure which "would add a new layer of protection to the "Sunlight Ordinance" voters passed in 1984, which forbids new buildings taller than 40 feet from casting shadows on any Recreation and Park Department property" sponsored by Supervisor Chiu.

Sundry San Francisco tower and 555 Washington lovers take note of number three.

UPDATE: From the sponsors of 555 Washington:

Supervisor Chiu's...proposed ordinance would in no way be operative on the 555 Washington project. 555 Washington is still subject to Prop. K and the project sponsors are operating within the existing framework regarding shadow impacts. Several public presentations have been made showing 555 Washington's shadow impact to be extremely minor.

Cheers, we'll be keeping an eye on that measure's wording.

∙ Foot beats, renters rights, shadows eyed for ballot [SFGate]
∙ High Speed Rail Scoop: Build On Beale, Demolish The Watermark [SocketSite]
∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]
∙ Proposed 555 Washington Street Project: Comments And Responses [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (9) | (email story)

January 19, 2010

Proposed 900 Folsom/260 Fifth Street Design Evolves And Emerges

The final colors haven’t been picked, but the latest renderings for Avant Housing’s proposed 900 Folsom/260 Fifth Street project have been uploaded to their project site.

The latest design features twenty-foot ceilings for the commercial ground floor...

...a publicly accessible "pocket park" off Folsom, and a Clementina alleyway that’s lined on both sides of the street with both townhomes and trees.

No word on how those Idol interiors are coming along.

UPDATE: Also worth noting, the proposed number of units in the development now stands at 448 (down from 466) while the number of proposed parking spaces is down to 323 (from 466 as well). That's a lot of new neighbors in the neighborhood.

∙ 260 Fifth and 900 Folsom Design (pdf) [900folsom.com]
∙ The SocketSite Scoop On 900 Folsom/260 Fifth: Condo Idol Comes! [SocketSite]
∙ Pocket Park and Alleyway Townhomes in SoMa Grand Team’s Project [Curbed]

Posted by socketadmin at 2:45 PM | Permalink | Comments (15) | (email story)

January 15, 2010

Development Carrots Have Developers Atwitter (But Still Not Funded)

The Mayor’s proposed carrots in the form of deferred impact and reduced affordable housing fees has caught the attention of the developer community as Tishman Speyer estimates the cuts could shave two years off the start date for 201 Folsom (for which they currently have three years to start).

Also noted, Bosa Development is "scrambling to obtain financing for a July construction start for the next 170 units of [Radiance Phase II]." And there’s the rub. Regardless of developer optimism, it all comes down to the financial markets opening back up (which are being driven more by fundamentals than exuberance these days).

∙ Carrot, Stick, And Cell Legislation In The Works For San Francisco [SocketSite]
∙ Fee break targets housing [San Francisco Business Times]
∙ 201 Folsom: Three More Years To Contemplate And Start Construction [SocketSite]
∙ Radiance At Mission Bay Phase II Update: Officially "Suspended" [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (23) | (email story)

Moving Along On Market And Trying To Fill That Hole (2299 Market)

Continuing up Market Street for an update on developments, and as the Castro Courier reported in December, plans to develop 2299 Market Street (a.k.a. "Hole in the Ground") have been submitted to San Francisco’s Planning Department but sans an anchor tenant.

As we noted seven months ago, the site at the corner of 16th and Noe would become a five-story mixed-use development with 18 residential units, roughly 5,000 square feet of ground floor retail and 18 underground parking spaces as proposed.

And damn it, we still want what was once on the boards.

∙ It’s Back To Building Digging At 1844 Market (Not So Much At 2200) [SocketSite]
∙ 2299 Market Street Submitted Without Anchor Tenant [castrocourier.com]
∙ Designs For The Castro’s "Hole In The Ground" (2299 Market Street) [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (20) | (email story)

January 14, 2010

Stepping On The Gas For Development At Mission And Ney

San Francisco’s Planning Department has issued its notice of intent to adopt a Mitigated Negative Declaration (which is a good thing if you’re the developer) for the proposed redevelopment of the corner of Mission and Ney from gas station to residences over retail.

The proposed project would include demolition of the existing gasoline service station and associated structures, removal of two underground storage tanks, and construction of a four‐story, approximately 40‐foot‐tall mixed‐use building.

The proposed approximately 31,480 gross‐square‐feet (gsf) building would include 12 residential units (approximately 18,210 sf) on the second through fourth floors, approximately 1,990 sf of ground‐floor retail, 6,030 sf of common and circulation space, 3,355 sf of open space, and a 15‐space ground‐floor parking garage (approximately 5,250 sf) with ingress and egress from Ney Street.

Speaking of which, who's got the latest scoop on 2465 Van Ness, 1031 Divisadero, or any other shuttered stations about town?

∙ Intent to Adopt a Mitigated Negative Declaration: 4199 Mission [sf-planning.org]
∙ The Development Of 1301 Divisadero: A Plugged-In Reader Reports [SocketSite]
∙ A Reader Asks: What’s In The Works For 2465 Van Ness? [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (37) | (email story)

January 13, 2010

Carrot, Stick, And Cell Legislation In The Works For San Francisco

While the Mayor’s Office works on a few carrots for developers in the city (deferred payments and a few reduced fees), the Board of Supervisors affirmed their approval of Supervisor Avalos’ Just Cause eviction extension by a vote of 7-3 (Chu, Dufty and Elsbernd voted no, Alioto-Pier was absent) and the Mayor remains positioned to veto.

If vetoed, Supervisor Avalos is expected to introduce narrower just cause eviction legislation which would only apply to foreclosed upon post-1979 buildings. And in other Avalos legislation news, design criteria for city cell phone antennas has been introduced.

∙ Developer fee changes outlined [San Francisco Examiner]
∙ Just Cause Eviction Extension Approved, But With Four Key No Votes [SocketSite]
∙ 'Just cause' eviction legislation wins board approval, faces veto from mayor [Examiner]
∙ City weighs design guidelines for cell phone antennas [San Francisco Examiner]

Posted by socketadmin at 7:15 AM | Permalink | Comments (2) | (email story)

January 11, 2010

Proposed 555 Washington Street Project: Comments And Responses

A collection of official Comments and Responses to the previously published Draft Environmental Report for the 555 Washington Street Project is now online.

Our comment: Yes please (and not the "office variant"). Feel free to respond if you wish.

∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ 555 Washington Street Project: Comments and Responses [sf-planning.org]

Posted by socketadmin at 5:30 PM | Permalink | Comments (30) | (email story)

Scoop: Transbay Interactive Map (And New Transit Center Website)

While it hasn’t yet been officially announced, plugged-in people know a new Transbay Transit Center website is now online. And while the intro animation should look (and sound) familiar, a new interactive map (a.k.a. "walk around the project") is filled with graphics and drill-down animations for the Transit Center and its surrounding 40-acres.

Transit Center and City Park? Check. Temporary Transbay Terminal and future Transbay Park? Check. How Folsom Street looks today...

...and a peek at what Folsom Street is envisioned to become with widened sidewalks, street level retail, and trees, glorious trees? Check.

And so much more.

∙ Transbay Transit Center: Interactive Map [transbaycenter.org] [Videos]
∙ Transbay Transit Center Video: The Director’s Cut With Smooth Tunes [SocketSite]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]
∙ Temporary Transbay Terminal Cam And Construction Update [SocketSite]
∙ Transbay Park Potential: Post-Temporary Transbay Terminal (Et Al.) [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (37) | (email story)

January 8, 2010

It’s All About The Benjamins: Transbay And Central Subway News

Deputy Attorney General Christine Sproul recently sent a letter to the California High-Speed Rail Authority noting "the Transbay Terminal must be part of the high speed rail system."

And Federal officials have given San Francisco "the green light...to enter the final design stage of the $1.6 billion Central Subway project."

Unfortunately Sproul’s letter doesn’t resolve the uncertainty as to exactly where said terminal must be built (uncertainty which the TJPA fears could jeopardize federal stimulus funds), and Muni must meet a few challenges (including $164 million in non-federal funding) before being granted additional Federal dollars for the Subway.

UPDATE: In related news, a tipster notes the executive director of the California High Speed Rail Authority is steping down in March.

∙ State ruling fails to clear terminal location [SFGate]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]
∙ Central Subway gets green light [SFGate]
∙ San Francisco's Central Subway: Make That 2018 And An Extra $278M [SocketSite]
∙ High Speed Rail Scoop: Build On Beale, Demolish The Watermark [SocketSite]
∙ High-speed rail agency pursues new director [SFGate]

Posted by socketadmin at 12:15 PM | Permalink | Comments (22) | (email story)

January 6, 2010

Transbay Transit Center Video: The Director’s Cut With Smooth Tunes

The Transbay Transit Center Groundbreaking video we premiered a year ago was in fact re-cut ten months ago with slicker action, shinier scenes, and some smooth happy tunes.

∙ Transbay Transit Center: Groundbreaking Video SocketSite "Premier" [SocketSite]
∙ Transbay Transit Center Animation [Vimeo]

Posted by socketadmin at 11:00 AM | Permalink | Comments (28) | (email story)

December 17, 2009

740 Washington Contributed To The Past, Will It To The Future?

As 740 Washington currently looks above, and as is (roughly) proposed below.

The proposed project would involve the demolition of an existing vacant, 41-foot high, three-story-over-basement, 13,500-square-foot building constructed in 1907 in the Chinatown neighborhood of San Francisco. It would include the construction of a four-story-over basement with mezzanine, 50-foot-tall, 17,336-sq.ft. building, which would contain a new institutional use, a ground-floor senior center (4,450 square feet), 18 affordable senior residential units in the upper floors (9,578 sq.ft.), and storage and building service space in the basement (3,308 sq.ft.).

A fair number of Conditional Use authorizations, variances and approvals would be required to proceed (height, bulk, coverage, shadows, etc.). And yet all of which might seem trivial as compared to the following:

The Historic Preservation Commission will review and comment on the Draft EIR, including preservation alternatives and building design, because the site is located in the National Register-eligible Chinatown Historic District.

In fact, the building is listed on the California Register as a contributor to the District.

∙ 740 Washington: Notice of Preparation of an Environmental Impact Report (EIR) [SFGov]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (19) | (email story)

December 16, 2009

Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus)

From the Office of the Mayor:

Secretary of the Navy Ray Mabus and San Francisco Mayor Gavin Newsom announced today that they had reached a broad outline of terms for the conveyance of former Naval Station Treasure Island from the Navy to the City’s Treasure Island Development Authority. The terms of the agreement include a guaranteed payment to the Navy of $55M followed by an interim payment of another $50M, plus an additional share of potential further profits.

And from the Chronicle:

The plan is for 6,000 homes to be created through private and public financing. Development partners Wilson Meany Sullivan, Lennar Corp. and Kenwood Investments will stake $500 million with the city providing an additional $700 million in bond money financed by property taxes collected once the development is completed. The initial $1.2 billion will pay for the project's infrastructure and some of the proposed housing.

Once again, infrastructure work for the SOM designed development of Treasure Island could start as early as 2011 with the first residences ready for occupancy in 2013 and an Island complete by 2022.

∙ Newsom Announces Agreement to Transfer Treasure Island to San Francisco [SFMayor]
∙ City reaches $105 million deal to acquire Treasure Island [SFGate]
∙ Treasure Island: We Have A Plan, So Can't We Just Have The Land? [SocketSite]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]

Posted by socketadmin at 5:45 PM | Permalink | Comments (18) | (email story)

High Speed Rail Scoop: Build On Beale, Demolish The Watermark

A plugged-in tipster reports with a bit of concern:

I am a resident at the Watermark [501 Beale], and we just received a lovely bulletin that our building is right in the path of the planned California Highspeed rail...

If you go to Page 13 of the [December 8 Transbay Transit Center Rail Update] you'll see that the plans are to "demolish residential highrise" with an image of the Watermark.

Keep in mind this Watermark demolition scare is all in the context of building San Franciso's High Speed Rail terminus on Beale rather than at the Transbay Terminal as is being evaluated by the California High Speed Rail Authority but as is opposed by Pelosi, Schwarzenegger and others.

And if we’re interpreting the presentation correctly, Baycrest Towers at 201 Harrison Street would have to be demolished as well. Again, assuming it's the Beale Street Alternative terminal that's adopted for California's High Speed Rail rather than the Transbay.

∙ 12/8/09 HSR Rail Update/Beale Street Alternative [transbaycenter.org]
∙ More Evidence Of A High Speed Snub For The Transbay Transit Center [SocketSite]
∙ Pelosi And Schwarzenegger Type For A Transbay HSR Terminus

Posted by socketadmin at 11:30 AM | Permalink | Comments (64) | (email story)

December 11, 2009

72 Townsend: So Close, But Yet So Far For 74 Approved Units

From a plugged-in tipster in 2007:

The existing ground floor windows [of 72 Townsend] got a good wash yesterday and are now adorned with the news that [74] Luxury Homes are coming soon starting from the $600s. Development is by Thompson Development, hoping that that plans approved last year is what actually gets built.

From a plugged-in reader in 2008:

the development is on hold. the space will be leased out in the meantime. the condo construction isn't expected for another 3-5 years now.

And from the San Francisco Business Times today:

The developer of an approved 74-unit development project at 72 Townsend St. in San Francisco has filed for Chapter 11 bankruptcy protection.

Damn these downturns to hell.

∙ A Plugged-In Tipster Reports: 72 Townsend Is Now “Coming Soon" [SocketSite]
∙ A Plugged-In Reader Reports: 72 Townsend Not “Coming Soon?” [SocketSite]
∙ 75 (sic) Townsend developer files for Chapter 11 [San Francisco Business Times]

Posted by socketadmin at 8:15 AM | Permalink | Comments (4) | (email story)

December 10, 2009

More Sizzle Than Steak For Lennar's San Francisco Stadium Plan?

"Former 49ers President Carmen Policy, an adviser for San Francisco site developer Lennar Urban, said that the Santa Clara deal still has a lot of details to be worked out and that San Francisco's site offered the chance for perhaps "the most stunning NFL venue in the country." But the city and developer offered no substantive changes to a stadium proposal the 49ers have passed over in favor of the South Bay plan."

∙ Santa Clarans' backup plan on 49ers stadium [SFGate]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (16) | (email story)

December 7, 2009

Just BeCause Eviction Vote Scheduled For Tomorrow

Assuming a recomendation by San Francisco’s Land Use and Economic Development Committee this afternoon, tomorrow the Board of Supervisors will vote on Supervisor Avalos’ proposed legislation to extend "just cause" eviction rights to all rental units rather than just those (for the most part) built before June 1979 and restricted by rent control.

Despite some disinformation making the rounds, the amendments would not effectively render post-'79 rental units in San Francisco "rent controlled."

And as best we can tell, committee amendments to the proposed legislation address the hot buttons of owner move-in evictions and the ability of developers to remove renters from units that were only intended to be rented for a limited time before being sold:

...by amending Section 37.9 to provide that limitations on [the number of] owner move-in evictions do not apply to these newly protected units; [and] by amending Section 37.9 to add a 16th just cause for eviction, to provide for eviction from a condominium unit with separable title that was rented by the developer for a limited time period prior to sale of the unit, where the developer has given specified advance notice to the renters...

UPDATE: With respect to that 16th just cause and units which were rented prior to the effective date of the new legislation, developers would have 90 days to provide retroactive "advance notice" of their intent to eventually sell.

UPDATE (12/8): From the San Francisco Examiner:

On Monday, the Land Use & Economic Development Committee voted to send the legislation to the full board for a vote Tuesday.

"If what came out of committee today reaches the mayor's desk, he will veto it," said Joe Arellano, Newsom’s spokesman.

The Mayor will need four supervisor votes to sustain any veto.

∙ San Francisco Land Use and Economic Development Committee Agenda 12/7/09 [SFBOS]
∙ Just Cause Protection Coming For Non-Rent Controlled Rentals? [SocketSite]
∙ Rent Control In San Francisco: The Real Rules [SocketSite]
∙ Just Cause Eviction Protection For Residential Tenants Proposed Legislation [SFBOS]
∙ Newsom: I will veto tenant eviction legislation [San Francisco Examiner]

Posted by socketadmin at 11:30 AM | Permalink | Comments (15) | (email story)

Livable City's CityPlace Opposition: Parking (And Design)

"The civic group Livable City has architectural concerns about a modern, five-story glass curtain on a street with historic columned buildings and street-level storefronts. But its main opposition is to the [proposed 201-space] parking garage, which the group says would undo current efforts that have cut cars on Market to make Muni more efficient and bicycling safer."

∙ Parking may be a problem for CityPlace mall [SFGate]
∙ The Designs For San Francisco's "CityPlace" (935-965 Market Street) [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (81) | (email story)

December 2, 2009

Hallidie Plaza Plan: A Cistern (And Deck) For San Francisco To Be?

"...city officials are pursuing a major makeover [for Hallidie Plaza] that calls for turning a portion of the sunken plaza into a small reservoir and topping it with a street-level deck."

∙ Ideas for Hallidie Plaza include reservoir [SFGate]
∙ Image: Hallidie plaza by telmo32 [flickr.com]

Posted by socketadmin at 7:30 AM | Permalink | Comments (8) | (email story)

December 1, 2009

CityPlace Community Meeting Five W's (If You Count Wednesday)

What: CityPlace community meeting with the development team for "the proposed new value-based retail project for the Mid-Market neighborhood."
When: Wednesday, December 2, 6:00pm
Where: 901 Market Street
Why: Learn more about the proposed development. And perhaps report back...

∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ CityPlace (935-965 Market Street) [discovercityplace.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (19) | (email story)

November 23, 2009

The 1645 Pacific Project: Latest Designs (And Neighbors’ Concerns)

The latest designs for the 1645 Pacific Avenue project we first introduced you to 21 months ago are now online. As proposed, 1645 Pacific (currently two stories and 30 feet) and 1661 Pacific (currently one story and 18 feet) would be replaced by a six-story, 65-foot-tall (excluding 9-16 foot mechanical penthouses), and 64,170 square foot mixed-use building.

There would be 48 dwelling units (approximately 46,570 sq.ft.) and 3,410 sq.ft. of ground-floor retail space. The dwelling units would consist of 26 studios and seven one-bedroom, 12 two-bedroom, and three three-bedroom units. The basement would contain 24 bicycle parking spaces and 49 vehicle parking spaces, of which 39 would be mechanical lift spaces, nine would be independently accessible spaces…and one would be an independently accessible car-share space.

Open space (a combination of common and private open space) for the dwelling units would be provided through a common rear yard (2,600 sq.ft.), roof deck (1,400 sq.ft.), and private decks (2,450 sq.ft.). The project sponsor would comply with the requirements of the Inclusionary Housing Ordinance for below market rate (BMR) units ordinance by paying an in lieu fee.

Project construction would take about approximately 20 months, and occupancy is anticipated in late 2011. The estimated construction cost is $18,150,000. The project sponsor and developer is 1645 Pacific Avenue, LLC and the project architect is BDE Architecture.

An alternate "preservation" proposal to address historical concerns (a "potential auto row historic district") would demolish 1645 Pacific but restore 1661 Pacific, an alternative which would yield ten fewer future homes.

Other non-historic concerns raised by neighbors that are addressed in the project's Environmental Impact Report: density, scale, height, design, visual and neighborhood character, rear yard size, traffic, noise, wind, light, shadows, and impact on property values, quality of life and (their) views.

∙ Now And (The Future) Then: 50 Condos Coming Soon At 1645 Pacific [SocketSite]
∙ 1645 Pacific Project: Environmental Impact Report (EIR) [SFGov]

Posted by socketadmin at 12:30 AM | Permalink | Comments (25) | (email story)

November 20, 2009

The Grand Plan For A San Francisco "Transit Center District"

The Planning Department's draft Transit Center District Plan for the rectangle bounded by Market, Steuart, Folsom, and mid-block between 3rd and New Montgomery is now online.

The plan's five Core Goals:

1. Build on the General Plan’s Urban Design Element and Downtown Plan, establishing controls, guidelines, and standards to advance existing policies of livability, as well as those that protect the unique qualities of place.

2. Capitalize on major transit investment with appropriate land use in the downtown core, with an eye toward long-term growth considerations.

3. Create a framework for a network of public streets and open spaces that support the transit system, and provides a wide variety of public amenities and a world-class pedestrian experience.

4. Generate financial support for the Transbay Transit Center project, district infrastructure, and other public improvements.

5. Ensure that the Transit Center District is an example of comprehensive environmental sustainability in all regards.

In addition to establishing a 1,000 foot height for the proposed Transbay Tower, the plan raises the height limit for six other sites to exceed the current 550-foot ceiling.

And in addition to neighborhood open spaces either existing or already in the works, the Plan proposes a new half acre public plaza on the corner of Second and Howard/Natoma.

The plaza would serve as a gateway to the Transit Center and City Park as envisoned in the watercolor above. Total budget for the plan as proposed (excluding development costs for the new Transbay Terminal/Transit Center): $567,250,000.

∙ Draft Transit Center District Plan [SFGov]
∙ Transbay Transit Center: Community Insight (And Involvement) [SocketSite]
∙ Transbay Terminal Zoning Presentation And "Urban Form Simulations" [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (121) | (email story)

November 12, 2009

The Grand Plan And Aesthetics For Candlestick/Hunters Point

The full Candlestick Point-Hunters Point Shipyard Phase II Development Plan Draft Environmental Impact Report is now online in six volumes and thirty-eight parts. The overview:

The Project proposed by Lennar Urban includes a mixed-use community with a wide range of residential, retail, office, research and development, civic and community uses, and parks and recreational open space. A major component would be a new stadium for the San Francisco 49ers National Football League (NFL) team.

Additionally, new transportation and utility infrastructure would serve the Project including a bridge across Yosemite Slough.

Specifically, the Project proposes development of 10,500 residential units with an associated population of 24,465 residents; 885,000 gross square feet (gsf) of retail; 150,000 gsf of office; 2.5 million gsf of Research & Development (R&D) uses; a 220-room, 150,000 gsf hotel; 255,000 gsf of artist live/work space; 100,000 gsf of community services; 251.3 acres of new parks, sports fields, and waterfront recreation areas...

...as well as 84 acres of new and improved State parkland; a 69,000-seat 49ers stadium; and a 75,000 gsf performance arena. The permanent employee population associated with the Project would be 10,730.

In addition, a 300-slip marina would be provided. Shoreline improvements would also be provided to stabilize the shoreline. The Project would include structured and on-street parking and various infrastructure improvements to support the development.

And of course, a bit more in terms of the big picture aesthetics and design.

∙ Candlestick Point-Hunters Point Shipyard Phase II: Project Overview [SFGov]
∙ Candlestick Point-Hunters Point Shipyard Phase II: Aesthetics [SFGov]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (69) | (email story)

November 9, 2009

Whole Foods On Stanyan At Haight (Less 62 Condos) Has Its Lease

As we reported via a plugged-in tipster in May:

The other half had a storewide meeting at Whole Foods last night. It was told to them that the [690 Stanyan Project] has been scaled back to be just like the Noe Valley project. No external construction - no condos, just a interior gutting of the old Cala foods and a small format Whole Foods going into it.

As the San Francisco Business Times adds today (or rather Friday):

Six months after developer Mark Brennan shelved plans to build 62 condos and a ground floor grocery store at Haight and Stanyan streets because of high city fees, the owner has signed a lease with Whole Foods to occupy the existing building.

A conditional use permit still stands in the way, but as the 690 Stanyan Project received a conditional use permit in 2008, we share Whole Food's and the lessor's optimism.

∙ The 690 Stanyan Project Scoop: Scaled Back To An Interior Gutting [SocketSite]
∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]
∙ Noe Whole Foods Opens In The Morning (And The Pumpkins Are Safe) [SocketSite]
∙ Whole Foods to move into San Francisco's Haight-Ashbury district [Business Times]
∙ The 690 Stanyan Project Update: Conditional Use Approved 6-0 [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (18) | (email story)

November 5, 2009

Details To Augment Designs For "CityPlace" (935-965 Market Street)

Augmenting the designs we brought you a year ago, the Draft Environmental Impact Report for 935-965 Market Street (a.k.a. "CityPlace") is now online with all its gory details.

The building would be on the south side of Market Street, mid-block between Fifth and Sixth Streets. Stevenson Street forms the southern boundary of the site. The approximately 1.06-acre project site is on Assessor’s Block 3704, Lots 71, 72, and 73. It is in the C-3-G (Downtown General Commercial) and C-3-R (Downtown Retail) Zoning Districts and the 120-X Height and Bulk District.

The project site is developed with three mixed-use commercial and office buildings: 935-939 Market Street, 941-945 Market Street, and 947-965 Market Street. These buildings, which are currently vacant, would be demolished to make way for the new building. They contain a total of about 186,400 gross square feet (gsf) including approximately 11,900 gsf of retail space, 67,000 gsf of office space, 95,700 gsf of vacant entertainment space, and 11,800 gsf of mechanical, storage, and service space. The 935-939 Market building is 94 feet tall and has five stories; the 941-945 Market building is 30 feet tall and has two stories; and the 947-965 Market building is 45 feet tall and has two stories.

The proposed new building at 935-965 Market Street, named “CityPlace” by the project sponsor, would be five stories high and approximately 90 feet tall. It would have seven levels of retail space, including a mezzanine and subsurface level, and two subsurface levels of parking. A loading area and a vehicular driveway would be provided on the ground floor at the rear of the building; and a mechanical penthouse, including rooftop equipment, would be located above the fifth floor on the roof. Overall, the proposed project would involve construction of an approximately 375,700-gsf building, with about 264,010 gsf of retail uses; about 4,830 gsf of common areas; about 10,900 gsf of mechanical and storage space; and about 95,960 gsf of parking, loading, and driveways and maneuvering space. There would be 201 parking spaces, 21 bicycle parking spaces, and four loading spaces. The project would result in a net increase of about 189,300 gsf of developed space on the project site.

The project would require a Conditional Use authorization for parking in excess of permitted accessory parking and for demolition of a prior theater use; variances for oversized floor heights and for the width of the loading and parking access on Stevenson Street, and review and consideration by the Planning Commission of an exception to freight loading requirements under Planning Code Section 309. In addition, the proposed project would require permit and plan review by BART due to the project site’s proximity to the BART right-of-way under Market Street.

For those who are serious about cleaning up and changing Market Street, encouraging and allowing development and investment (versus signs) is the way.

∙ The Designs For San Francisco's "CityPlace" (935-965 Market Street) [SocketSite]
∙ Draft Environmental Impact Report: 935-965 Market Street [SFGov]
∙ CityPlace (935-965 Market Street) [discovercityplace.com]
∙ Single-Finger Sign Language From 8% Of All Registered Voters [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (37) | (email story)

November 2, 2009

1415 Mission: Existing (Parking) And As Proposed (People)

The draft Environmental Impact Report (EIR) for a 14-story mixed-use development at 1415 Mission Street is online. As proposed, the one-story commercial building and surface parking lot on the southwest corner of Mission and Tenth (currently serving as nothing more than an indoor/outdoor parking facility) would be replaced with a 117 residential units over 2,742 square feet of ground floor commercial and a subterranean garage with up to 46 self-park (or 101 valet) residential and 15 commercial parking spaces.

The residential unit mix is proposed to include about 26 studio units, 39 one‐bedroom units, and 52 two-bedroom units. Per the Inclusionary Housing Ordinance…18 units, or approximately 15 percent, would be designated on site as affordable units.

The building would be 14 stories and 130 feet in height, with a mechanical penthouse rising an additional 16 feet. Approximately 2,453 sq.ft. of common usable open space would be provided at the penthouse (roof) level for the use of residents. Seventy‐six of the 117 dwelling units would have access to private open space in the form of balconies or terraces, totaling approximately 4,200 sq.ft. There also would be a 58‐sq.ft. plaza for the retail use, which would not count toward open space square footages for Code purposes.

If approved, construction of the proposed project would occur over approximately 24 months. The project sponsor is R & K Investments and the project architect is Heller Manus Architects.

∙ 1415 Mission: Draft Environmental Impact Report [SFGov]

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

October 28, 2009

Patrick Blanc "Living Wall" Testimonial And Broderick Street Blueprint

A plugged-in reader returns from Madrid armed with a few photos of a Patrick Blanc "Living Wall" in action. From our reader with respect to the wall designed in conjunction with Herzog and de Meuron's new CaixaForum near the Prado Museum:

It covers the end of a very mundane apartment building and forms one side of a new plaza that has become a major tourist attraction. It is an extraordinary piece of work and...I think your readers might appreciate the Drew School proposal a bit more if they actually saw what a living wall really looks like.

I am a specialist in Victorian restoration design and I consider the Broderick Street building a mediocre example of the style at best. A Patrick Blanc living wall would certainly add an interesting new element to San Francisco's expanding modernist scene.

For the record, we couldn’t agree more (vermin habitat or not). Now if only our fair city would actually encourage rather than restrict the modernist scene of which our reader speaks (and we embrace).

∙ Destruction Before Construction: Drew School Expansion [SocketSite]
∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]
∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (11) | (email story)

October 26, 2009

Redevelopment Rendering Scoop: 3135 24th Street As Proposed

A plugged-in tipster delivers the rendering scoop for 3135 24th Street.

Design by Y.A. studio.

Cheers.

∙ 3135 24th Street: Redevelopment Including Residential Approved [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (14) | (email story)

3135 24th Street: Redevelopment Including Residential Approved

Last week the San Francisco Planning Commission approved the redevelopment of 3135 24th Street. The façade of the former Tech Auto Collision Center will be preserved (it’s already been repainted versus what's above), two set-back stories and nine residential units will be added, and the ground floor will be a retail business incubator as proposed.

And all assuming the project is financed of course. Regardless, who has the renderings?

UPDATE: A plugged-in tipster delivers the rendering scoop.

Posted by socketadmin at 7:00 AM | Permalink | Comments (5) | (email story)

October 22, 2009

430 Main/429 Beale Development Delayed

Approved by Planning with a 6-1 vote in May, according to a plugged-in reader the Board of Supervisors voted 10-2 10-0 in favor of an appeal of the 430 Main/429 Beale project.

As such, the proposed six-story and 113-unit building will now require an Environment Impact Report (EIR) to move forward with development.

From our reader, "Look for a lawsuit against the city to follow."

UPDATE: While one reader notes there are only 11 supervisors, another thinks that a focused rather than full blown EIR might suffice (which would reduced the delay and dollars involved). We’ll see if we can’t clarify on both points.

∙ 113 New Apartments at 430 Main/429 Beale Approved By Planning [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (6) | (email story)

October 21, 2009

Take Two To Stimulate New-Home Purchases In California

"Last week, the California Senate passed a bill 35-1 that would provide $30 million in tax credits to about 4,000 additional new-home purchases [up to $10,000 a piece]. The bill now moves to the Assembly floor, which could take it up as early as Monday."

∙ New-home buyers' tax credit may return, briefly [SFGate]

Posted by socketadmin at 2:30 PM | Permalink | Comments (4) | (email story)

October 19, 2009

San Francisco's Pier 70 Financing Bill Gets Our Governor’s Veto

While a legislative bill that would have allowed the Port of San Francisco to raise funds for the cleanup of Pier 70 and its preparation for development passed in both houses, Governor Schwarzenegger has vetoed the bill.

∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]
∙ Forward Progress For San Francisco Piers 15, 17, And 70 [SocketSite]
∙ Pier 70 financing bill dies in Sacramento [San Francisco Examiner]

Posted by socketadmin at 8:15 AM | Permalink | Comments (8) | (email story)

October 16, 2009

An 8 Month Extension For 8 Stories And 88 Units At 333 Fremont

According to Curbed, City-Core Development has been granted an entitlement extension through June 2010 to start development on the eight-story and eighty-eight unit 333 Fremont as proposed (click away on the image to enlarge).

No update on the proposed development of 325 Fremont next door. Tipsters?

∙ Rincon Hill's 333 Fremont Is a Go, Again [Curbed]
∙ The Original Designs (And A Few Additional Details) For 325 Fremont [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (4) | (email story)

October 14, 2009

A Schwarzenegger Signature To Sell 23 Acres Of Candlestick Point

"The state can now sell 23 acres of land that is mostly used for parking lots in southeastern San Francisco to benefit a city housing development.

Gov. Arnold Schwarzenegger signed legislation this week allowing the transaction.

SB 792, authored by Sen. Mark Leno, allows the state to reconfigure the boundaries of the Candlestick Point State Recreation Area so that Lennar Corp. can move ahead with a long-awaited housing and commercial development in the Hunters Point Naval Shipyard and Candlestick Point."

∙ Candlestick Point state park reconfigured with Leno bill [San Francisco Examiner]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (18) | (email story)

The City’s Prop D Pro And Con Via Video (And A Private Party Con)

∙ Proposition D [youtube]
∙ Stop the Billboard Scam! [youtube]
∙ Anti-billboard ad hits the Internet [San Francisco Examiner]

Posted by socketadmin at 9:30 AM | Permalink | Comments (25) | (email story)

October 13, 2009

2100 Mission As Envisioned By Saitowitz And Proposed

Mission Mission has the scoop on a proposed Stanley Saitowitz designed new development for 2100 Mission at 17th. As proposed: six (6) stories, twenty-nine (29) units over ground floor retail and underground parking for fifteen (15).

UPDATE: As said corner currently looks in its un-rendered glory:

∙ New Development at 17th and Mission [Mission Mission]

Posted by socketadmin at 12:30 PM | Permalink | Comments (49) | (email story)

October 9, 2009

Out With Tower Records (Three Years Ago), In With Trader Joe’s?

From Market at Noe street shopping center owner Kent Jeffrey via the San Francisco Business Times:

"Finally, after nearly three years with no anchor tenant, a huge mortgage, the building on the verge of being lost, resources exhausted, and hope fading, we are thrilled to report we have a new tenant for the former Tower Records space at the Market and Noe Center...It is a tenant that we feel will bring vitality and life to the community and at the same time provide a major convenience for all. It will be a welcome relief and a definite plus for the neighborhood, especially in today’s economy."

And yes, said tenant is Trader Joe's.

∙ Trader Joe's moving into Castro district [San Francisco Business Times]

Posted by socketadmin at 8:45 AM | Permalink | Comments (38) | (email story)

Three To Five For The Transbay If The Feds Delay Until March

"An unexpected delay in funding for the new Transbay Terminal could set construction plans back [three to five] months and cost the project another $100 million."

∙ Transbay funds delay may have $100M price tag [San Francisco Examiner]
∙ Transbay Terminal: Banking On Stimulus Funds And Opening In 2015 [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (6) | (email story)

October 5, 2009

8 Washington: The City's Plan Which Nobody Seems To Love

With the successful sale of The Port of San Francisco’s Seawall Lot 351 hanging in the balance, the city is now trying to play peacemaker between Pacific Waterfront Partners’ and the neighborhood groups opposing the development of 8 Washington.

The city [recommended] varied height limits on the condo buildings at 8 Washington, starting at 45 feet at the Embarcadero and growing to the 84 feet the property is zoned for. It [suggested] the buildings be sculpted to preserve views of Coit Tower, including a maximum height of 35 feet for the redesigned athletic club.

The developer's plan calls for two 84-foot buildings with a total of 170 luxury condominiums, restaurants and shops on the ground floor, an underground parking garage and a 28,000-square-foot public park.

The athletic club, which was built in the 1960s when the Embarcadero Freeway loomed above it, would essentially be cut in half. However, its outdoor pools would be replaced by larger ones on the roof of a newly designed club. The change will allow pedestrian access to the waterfront from Jackson Street, which now ends at the club's 12-foot-high green cyclone fence.

According to the Chronicle, Pacific Waterfront Partners deemed the city’s proposed changes impractical while the chair of one of the opposing neighborhood groups simply said, "I thought [the city’s plan] stunk." Who would have thought the city could have found common ground so soon?

∙ The 8 Washington Development Website: New And Improved! [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ The SocketSite Scoop On The 8 Washington Street Project [SocketSite]
∙ City proposes plan for Embarcadero condos [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (21) | (email story)

Treasure Island: We Have A Plan, So Can't We Just Have The Land?

It’s been over two years since we first plugged you in to SOM’s design for an ubergreen urban redevelopment of Treasure Island. And ever since then, The City has unsuccessfully been trying to talk the Navy down from an upfront payment in the "hundreds of millions of dollars" to deed the island to San Francisco.

“We thought we had big problems with the Bush Administration and the Navy because we couldn’t get a zero cost or no cost transfer of the property,” Mayor Gavin Newsom told The Examiner. “We thought that would change with the new administration, so we kind of delayed the last six months of the old administration until we got a new secretary of the Navy.”

The new administration does not support handing over for free Treasure Island or any of the other dozens of shuttered military bases around the nation, according to a recent letter from Dorothy Robyn, deputy undersecretary of defense for installations and the environment.

San Francisco officials, however, are confident there will be a deal before the end of the year.

The Mayor’s Office has been pushing for a mostly back-end deal (up to 50% of the profits) funded by the sale of 6,000 plus residential units and 700,000 plus square feet of commercial space once the development is done. But the Navy hasn’t bitten.

If a deal is in fact brokered by the end of the year, however, The City believes infrastructure work could start as early as 2011 with the first residences ready for occupancy in 2013 and an Island complete by 2022.

∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]
∙ Feds, city haggle over cost of isle [Examiner]

Posted by socketadmin at 7:15 AM | Permalink | Comments (17) | (email story)

September 29, 2009

From Cala Foods To "1401 California" By 2012 Or Bust As Proposed

Clearing up some confusion with respect to the current home of Cala Foods at 1401 California, the grocery store’s lease ends on December 31, 2010 (not 2009).

And if all goes as the Prado Group (think 2001 Market) plans, demolition will start soon thereafter and in its place will rise around 107 residential units over 30,000 square feet of retail including a replacement "neighborhood-serving grocery store."

In terms of parking, 82 retail parking spaces with two car share spaces and 96 spaces in a dedicated residential garage with two car share spaces. No variances would be required as proposed, but Conditional Use Authorizations would be required on four counts: parcel size, retail square feet, retail parking, and expected formula retail.

An optimistic project completion is currently projected for summer 2012 with formal public review in early 2010.

∙ 1401 California [1401california.com] [Map]
∙ Around A Rendered 2001 Market Street From Market To 14th [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (19) | (email story)

September 28, 2009

Pelosi And Schwarzenegger Type For A Transbay HSR Terminus

A plugged-in tipster reports with respect to High Speed Rail and the Transbay Terminal:

Thought you should know that both Nancy Pelosi and [Gov. Arnold Schwarzenegger] both sent strongly worded emails to the Secretary of Transportation this week endorsing the Transbay Terminal as the San Francisco terminus for High Speed Rail.

Pelosi's letter was pretty detailed technically on how the trainbox would look (to combat the misconception that has been floating around that the terminal cannot accommodate all the HSR traffic; which is massively over-optimistic, but that is another argument all together) and why the 'Beale street option' is not realistic at all in terms of cost and the fact it would undermine all the work Caltrans has just done on the Bay Bridge approach.

∙ More Evidence Of A High Speed Snub For The Transbay Transit Center [SocketSite]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]
∙ Unplanned Obsolescence For Transbay High-Speed Station Design? [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (33) | (email story)

September 25, 2009

Designs For 200 Dolores Six Years In The Making (And Why)

While the developers had planned to demolish the dilapidated 1904 parish building at 200 Dolores in order to build more housing back in 2003, 115 neighbors rallied citing historical and potential archeological significance ("This would include doing a thorough study of both the building and the double lot to make sure there is no Native American burial ground there").

In June of 2007 (no, that’s not a typo) the Planning Department responded to the developers’ proposed project requesting a Environmental Impact Report in light of a potential "historical resource impact."

It’s now late 2009 and the developers' amended project proposal and Planning Department's "Intent to Adopt" are online. From the new proposal:

The proposed project would involve the renovation of a vacant, 40-foot-tall, 3½-story, 4,400-square-foot residential building (a former parsonage constructed in 1904) and the construction of a new residential building on a vacant area adjacent to the existing building. A 2-story, 280-square-foot portion of the rear of the existing building would be removed.

The existing building would contain three condominium units after renovation. The new building would be 19,083 square feet in size, would be 40 feet (4 stories) tall, and would have 10 condominium units. The renovated and new buildings would total approximately 23,243 square feet and would contain a total of 13 units.

The new building would include construction of a one level, 16-space, 7,900-square-foot underground parking garage below the existing and proposed buildings.

As far as we know no trace of a Native American burial ground was found to exist.

∙ 200 Dolores: Preliminary Environmental Impact Report [SFGov]
∙ Petition To Save Parish Building at 200 Dolores [missiondna.org]

Posted by socketadmin at 1:15 PM | Permalink | Comments (66) | (email story)

Much Mirkarimi Ado (And Legislative Effort) About Relatively Nothing

After the Drew School got the go-ahead to remove three (3) of the city’s roughly 365,000 housing units in order to expand their campus, Supervisor Mirkarimi introduced legislation that would require the one-for-one replacement of any demolished housing units.

Planning commissioners during a Thursday hearing into the legislation said they would like to retain the ability to use their discretion to approve the demolition of homes in some circumstances, such as the expansion of a school.

Mirkarimi said he would like to work with the commission to finesse his proposal.

“I’m open-minded in terms of how we might want to sculpt the legislation,” Mirkarimi said.

According to the Examiner, the Drew School expansion "was the only demolition project that would lead to an overall loss of housing units to have been approved since anti-demolition policies were formalized and adopted by The City in March 2008."

∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]
∙ Proposed Conservation Of Housing Law Specific To San Francisco [SocketSite]
∙ New law would limit housing demolitions [Examiner]

Posted by socketadmin at 9:00 AM | Permalink | Comments (7) | (email story)

SFMOMA Snags The Fisher Contemporary Art Collection

After abandoning plans to build CAMP (Contemporary Art Museum Presidio) in July, the Fisher’s engaged in "hush, hush" talks with SFMOMA to expand their South of Market space (taking over San Francisco's Fire Station No. 1 on Howard) and join collections.

And while not yet in writing, it appears as though those talks were successful assuming $60 million can be raised for the 100,000 square foot expansion.

[A]dding the Fisher collection to SFMOMA would require expanding the museum, which involves city permits, an environmental review and design plans, and the removal of a century-old building and a fire station. The process could draw neighborhood and political opposition and most likely would take at least two years.

Newsom said he and others are working to fast-track the permitting process.

Despite the Mayor's words today ("To lose this would have been devastating") it's a mayoral effort that wasn’t quite as emphatic when plans called for building near District 7.

UPDATE (9/28): As a reader noted yesterday, Don Fisher passed away at his home in Pacific Heights. Our condolences to his family.

∙ The Fishers Break CAMP With Respect To The Presidio's Main Post [SocketSite]
∙ From CAMP SF To CAMFS? (Contemporary Art Museum Fire Station) [SocketSite]
∙ SFMOMA gets Fisher art collection [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (23) | (email story)

September 24, 2009

Forward Progress For San Francisco Piers 15, 17, And 70

The Port Commission has approved a 66-year lease of Piers 15 and 17 for the Exploratorium (targeting a 2012 opening):

The deal, approved unanimously by the Port Commission this month, calls for the Exploratorium to shore up and then build its museum on Pier 15, which is in danger of being totally unusable unless it gets $29 million in substructure repairs.

In exchange for rehabbing waterfront property, the museum would get a 50-year rent credit at Pier 15…Project construction costs are estimated at $175 million.

The museum would pay annual rent of $783,000 on Pier 17, which would be upgraded and house the Exploratorium's office operations, port officials said. The museum also would have the option of expanding the Exploratorium to Pier 17.

At the same time, a legislative bill that would "allow the Port to create an infrastructure financing district that could help raise funds [for the redevelopment of Pier 70] by selling bonds to pay for environmental remediation, shoreline restoration, removal of bay fill and other tasks" has passed both houses and is but a governor’s signature away from reality.

∙ The Embarcadero Exploratorium's Most Excellent Draft EIR Update [SocketSite]
∙ Exploratorium a step closer to waterfront site [SFGate]
∙ Pier 70 bill waiting for governor’s signature [San Francisco Examiner]
∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (16) | (email story)

September 16, 2009

150 Otis: From Temporary To Permanent Shelter As Proposed

"[Swords to Plowshares and the Chinatown Community Development Center] want to develop 150 Otis St., a surplus city-owned building, into permanent affordable rental housing for chronically homeless senior citizen vets. The project is scheduled to be completed in 2012."

∙ Surplus building to be affordable housing for homeless vets [Examiner]
∙ 150 Otis Street: San Francisco Homeless Resource [sfhomeless.wikia.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (10) | (email story)

September 14, 2009

More Evidence Of A High Speed Snub For The Transbay Transit Center

Last November Judge Quentin Kopp, chairman of the High Speed Rail Authority, spoke out against extending California’s proposed high speed rail line beyond the current Caltrain station at Fourth and King. And according to the Examiner, the California High Speed Rail Authority appears to be following their chairman's lead:

California High Speed Rail Authority staff directed their environmental consultants to investigate two potential sites for a train station in San Francisco, neither of which is the planned Transbay Transit Center location, according to Andrew Schwartz, outside counsel for the Transbay Joint Powers Authority.

The sites being investigated include the existing Caltrain stop at Fourth and King and a city block bounded by Beale, Main, Mission and Harrison streets, according to Schwartz.

“We’re going to be providing information to the attorney general to show that the Beale Street and Fourth and King alternative locations are not physically, technically or financially feasible alternatives to the Transbay Transit Center location,” Schwartz said during a directors’ meeting Thursday.

∙ High Speed Rail Authority ignoring the Transbay Terminal in planning [Examiner]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]
∙ Transbay Terminal Moves Forward, But Payments And Terms Change [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (28) | (email story)

September 8, 2009

201 Folsom: Three More Years To Contemplate And Start Construction

Tishman Speyer has been granted a 3 year extension to start construction on two approved residential towers of “350 and 400 feet above an 80-foot podium, with up to 725 dwelling units, 750 off-street parking spaces, 38,000 square feet of commercial space, and 272 replacement off-street parking spaces for the adjacent USPS facility” at 201 Folsom.

And yes, the placeholder rendering above is rather old. Tipsters?

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

September 4, 2009

178 Townsend Approved To Become Mixed-Use With 94 Rentals

Speaking of San Francisco Planning and pipeline, Martin Building Company's proposal to transform 178 Townsend into 94 rental units was approved yesterday.

Make that 129 projects (and 34,655 units) that have filed for Planning Department approval, and 93 (and 6,294 units) that have been approved.

∙ 685 Units Looking Beyond The Current San Francisco Downturn [SocketSite]
∙ Glass and Steel Land on Historic Brick in South Beach [Curbed]
∙ San Francisco’s Housing Pipeline And 2009 Housing Element Report [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (19) | (email story)

San Francisco’s Housing Pipeline And 2009 Housing Element Report

According to the San Francisco Planning Department and its 2004 and 2009 Housing Element Report, San Francisco's big picture (click to enlarge) housing pipeline is as so:

∙ 156 projects with 6,510 housing units are currently under construction
∙ 168 projects representing 2,850 units have received a building permit
∙ 316 projects representing 4,480 units have applied for a building permit
∙ 92 projects representing 6,200 units have been approved by the Planning Department
∙ 130 projects representing 34,750 units have filed for Planning Department approval

From the Planning Department's report:

Collectively, these 54,790 new units represent San Francisco’s pipeline projects….It is possible that some of these projects may not go forward due to shifts in economic and legislative conditions. However, production trends over the last decade show that as much as 85 percent to 90 percent of pipeline project units are completed within five to seven years.

We’ll keep you plugged-in to the happenings on all 54,790.

UPDATE: As a plugged-in OneEyedMan notes, and perhaps we should have emphasized, the next ten years are unlikely to be like the last. Or as we often like to quote, "past performance is no guarantee of future returns."

∙ San Francisco 2004 and 2009 Housing Element: EIR Notice [SFGov]

Posted by socketadmin at 11:00 AM | Permalink | Comments (11) | (email story)

From Parking For Cars To Parking For People Across From GP BART

As part of the Glen Park Community Plan the 54-space BART parking lot across from the Glen Park station is proposed to be developed into a mix of ground‐floor commercial along Bosworth, between 40 and 65 residential units in three-story buildings along Bosworth and Arlington, and from "0 to 65" private parking spaces.

And according to the San Francisco Business Times, five developers have thrown their hats into the ring (including a joint venture between Sares Regis and Urban Real Estate Equities (think 74 New Montgomery), EM Johnson Interest (think the Fillmore Heritage Center) and Barry Swenson Builder).

∙ Glen Park Community Plan EIR Notice [SFGov]
∙ Builders vie for Glen Park BART project [San Francisco Business Times]
∙ New Developments: The Montgomery (74 New Montgomery) [SocketSite]
∙ The Heritage On Fillmore (1300 Fillmore) [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (7) | (email story)

September 3, 2009

Rincon Hill Streetscape Plan In Action On Spear: New Mini-Park

As we wrote with respect to the Rincon Hill Area Plan back in 2006:

As part of the Area Plan, a streetscape plan "calls for extensive sidewalk widenings, tree plantings, street furniture, and the creation of new public spaces along streets throughout the district." And that’s great. Especially considering that the plan currently characterizes "Rincon Hill’s streets [as] unsafe and unpleasant for pedestrians—sidewalks are narrow, intersection crossings dangerous, and few active uses line the sidewalk edge."

From a plugged-in Aaron over Park On The Sidewalkon The Sluice Box today:

The sacrifice of a lane of traffic and the widening of a sidewalk have enabled the creation of a slender mini park on Spear Street, between Folsom and Harrison Streets in San Francisco's evolving Rincon Hill neighborhood.

Over the past couple of months this park has begun to take shape as the varied plantings have matured. The parallel rows of trees are filling in and the ground cover is in full purple bloom. While the term park might conjure up thoughts of Golden Gate Park or Central Park, this stretch of sidewalk does manage to contain an impressive combination of elements. A number of wooden benches and substantial concrete rectangles provide seating, while grass covered mounds and loose gravel inject variety into the block-long expanse of sidewalk. This is the first of what should eventually be several similar neighborhood parks.

We love it when an area plan starts to come together. Now about those empty lots...

∙ The (Traffic) Plan For Rincon Hill [SocketSite]
∙ Park On The Sidewalk [The Sluice Box]
∙ A Five To Ten Year (Currently) Empty Lot Plan [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (16) | (email story)

And On This Farm Along Octavia Boulevard (Between Oak And Fell)

A plugged-in reader’s comment with respect to yesterday’s post on Envelope A+D's plans for "proxy" along Octavia Boulevard on Central Freeway Parcels K+L:

Looks pretty, but a well landscaped edible garden is probably more in tune with the new economy & pulls a community together like none other.

Alas, from John King today with respect to parcels P+O across the street:

There's also a proposal for a communal farm on the boulevard's largest site, a 1.5-acre lot between Oak and Fell streets where freeway ramps touched down until 2003.

Despite that history, and its perch between busy roads, the growers approached by [Rich Hillis of the Mayor's Office of Economic Development] are confident the land can be made bountiful.

"It's an amazing opportunity," said Chris Burley of MyFarm, a nonprofit that raises food in the backyards of 120 San Francisco homes.

Burley describes the still-tentative concept as "communal space but not necessarily a community garden."

As some might recall, with perhaps a bit of foresight or irony, the winning proposal to develop parcel P included "up to 239 residential units in five-story buildings that [could] be designed by individual architects and built at their own pace."

∙ Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L [SocketSite]
∙ Efforts to turn empty lots to a glass half full [SFGate]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Infill Along Octavia Boulevard: And The Winners Are… [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (10) | (email story)

An Only In North Beach NIMBY Preservationist Argument: Shelves

From the Examiner with respect to plans for a new North Beach Library and upgraded Joe DiMaggio Playground:

The City plans to demolish the old [North Beach branch library] and create public parkland on the site, and also on the short stretch of Mason Street that divides the new and old branch sites.

But the recently formed San Francisco Historic Preservation Commission agreed Wednesday to hold a hearing later this month to begin the process of determining whether the existing branch should be designated a historic landmark.

A historic landmark designation would prevent the 50-year-old building from being demolished.

The preservationists’ argument: "[T]he branch has historical significance because it was built during a revolutionary period in the history of libraries, when books started being placed on shelves for perusal by users." Okay, and that the Appleton & Wolfard design is significant as well.

That being said, apparently the City plans to move ahead with the development of a new library and related Mason Street closure regardless.

∙ Old North Beach library may withstand razing [Examiner]
∙ North Beach Library And Playground Plans Like You Read About [SocketSite]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (11) | (email story)

September 2, 2009

Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L

Envelope A+D's designs for a temporary "proxy" on Octavia Boulevard lots K+L:

A placeholder for a more permanent building, proxy is a temporary two-block construct that imagines a vibrant focal point for commerce and community. proxy is conceived in relation to the realization that, due to the economic downturn, the sites left over from the path of the former Central Freeway, which slice through San Francisco’s Hayes Valley, will be left undeveloped for several years to come. In the meantime, we contend that these sites can be occupied by temporary inhabitations of retail, restaurant, art gallery, garden and community-based uses that add to the richness and diversity of Hayes Valley.

According to the A/N Blog, the designs came at the request of the Mayor's Office.

∙ Proxy: Octavia Blvd - Lots K+L [envelopead.com]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ That Empty Lot Problem? Solved. [archpaper.com]

Posted by socketadmin at 3:00 PM | Permalink | Comments (12) | (email story)

August 25, 2009

The Designs For 246 Ritch Street: From SLI To SRO As Proposed

The project description from the preliminary mitigated negative declaration (a good thing if you’re in favor of development) for the proposed development of 246 Ritch Street:

The approximately 4,130 square foot (sf) project site at 246 Ritch Street is located mid‐block along Ritch Street, between Bryant and Brannan Streets within the East South of Market (East SoMa) neighborhood. The project site contains a 4,130 sf vacant building that is in very poor structural condition and does not contain a roof or north‐facing wall.

The proposed project includes demolition of the existing building on the project site, totaling 4,130 sf and construction of a new five‐story, 50‐foot‐tall building with 19 Single Room Occupancy (SRO) residential units totaling approximately 16,442 gross square feet (gsf). Each SRO unit would be about 350 sf with 8,690 gsf dedicated to common areas, circulation, garage and storage.

The project includes a ground floor parking garage for four off‐street parking spaces, one car share space, and six bicycle spaces. Floors 2 through 5 would contain 19 SRO units. The project would include planting three street trees along the Ritch Street frontage.

Construction of the proposed project is anticipated to take approximately 18 months. The project site is zoned SLI (Service/Light Industrial) and is within a 55‐X height and bulk district. The proposed project would require Conditional Use authorization for construction of SROs in an SLI use district.

As the site currently appears (on Google maps):

UPDATE: As a plugged-in reader correctly points out:

SRO no longer means what you think it means. It's a term used in the planning code to mean "small studio." SRO's now have their own bathrooms, kitchens, etc. Cubix was approved as an SRO. They're studio apartments, and yes, we have a need for them.

∙ 246 Ritch Street Proposal: Prelimanary Mitigated Negative Declaration [SFGov]
∙ SocketSite’s Straight Scoop On The Collapse Of Cubix (766 Harrison) [SocketSite]

Posted by socketadmin at 12:30 AM | Permalink | Comments (27) | (email story)

August 19, 2009

Proposed Conservation Of Housing Law Specific To San Francisco

"Supervisor Ross Mirkarimi introduced legislation that would require the one-for-one replacement of any demolished housing units. The proposed law, introduced Tuesday, was inspired by the recently approved Drew School expansion."

∙ Expansion prompts demolition law proposal [Examiner]
∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (12) | (email story)

August 17, 2009

SummerHill Bails On Proposal To Develop Park Merced Center

A plugged-in tipster reports:

The owner of the Park Merced Shopping Center has decided to lease up the building after its to sale Peninsula residential builder SummerHill Homes fell through. SummerHill had planned to do a $47 million, 195-unit proposed mixed-use development across from Villas ParkMerced.

Vanguard Commercial is leading the re-leasing (office and retail including restaurants).

Posted by socketadmin at 8:15 AM | Permalink | Comments (9) | (email story)

August 12, 2009

Around A Rendered 2001 Market Street From Market To 14th

As Curbed notes, a few more renderings for the proposed mixed-use development at 2001 Market Street have been uploaded to the 2001 Market Street site.

We'll add, the Prado proposal is now "Merchants of Upper Market & Castro endorsed."

∙ 2001 Market: Proposed Plans [2001marketsf.com]
∙ Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]
∙ Upper Market Whole Foods: Even More Renderings (Again) [Curbed]

Posted by socketadmin at 3:45 PM | Permalink | Comments (8) | (email story)

August 7, 2009

From Historic To History For The Old Ortega Branch Library Building

"The old Ortega Branch Library in the Sunset district is coming down, after an appeal to save the building failed." (That's the new design above and below.)

∙ Library appeal falls short [San Francisco Examiner]
∙ Ortega Branch Construction [sfpl.org]
∙ Ortega Branch Library Design (pdf) [sfpl.org]

Posted by socketadmin at 7:45 AM | Permalink | Comments (3) | (email story)

August 5, 2009

Drew School Expansion Plans Pass Their Appeals Test(s)

The Board of Supervisors has cleared the way for the Drew School expansion by rejecting a Pacific Heights Residents Association appeal of the plan's environmental review and tabling an appeal of a special demolition permit.

That being said, not all supervisors were happy that the expansion will result in the demolition of the three-unit rent-controlled building at 1831-1835 Broderick:

Supervisor Chris Daly made an unsuccessful attempt to have the permit be approved with the requirement that the residential building itself be relocated somewhere in the city by the school to preserve the housing units.

∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]
∙ Drew School expansion a go [SFExaminer]

Posted by socketadmin at 7:45 AM | Permalink | Comments (23) | (email story)

August 4, 2009

Additional Green Reserves To Satisfy Lenders For SFPUC's Green HQ

"A committee hearing into the planned construction of a $190 million super-green San Francisco Public Utilities Commission headquarters will be postponed, after officials decided to add $47.4 million in additional appropriations....the cash reserve needs to be appropriated and squirreled away to satisfy the requirements of lenders...."

∙ Hearing delay for SFPUC's ultragreen HQ [San Francisco Examiner]
∙ Laying The Foundation For An "Ultra-Green" 525 Golden Gate Avenue [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (8) | (email story)

July 31, 2009

The United Nations Of Hunters Point?

Speaking of the redevelopment of Hunters Point, from the Business Times:

San Francisco Mayor Gavin Newsom wants to put a United Nations center focused on global warming at Hunters Point Shipyard…The proposed center, called the United Nations Global Compact Center, would cost about $16 million to $20 million.

If we build it will the world come?

∙ Can You Say San Francisco Earthquakes? [SocketSite]
∙ S.F. Mayor proposes UN center at Hunters Point [Business Times]

Posted by socketadmin at 7:00 AM | Permalink | Comments (22) | (email story)

July 30, 2009

Can You Say San Francisco Earthquakes?

Site prep for the construction of 1,400 homes on Hunters Point Parcel A is expected to be completed by the end of the year with first occupancy around 2012.

At the same time contingency plans for how to proceed with the overall Hunters and Candlestick Point redevelopment should the San Francisco 49ers make the move to Santa Clara are being drawn.

Ideas for alternative uses for the 25-acre Parcel G currently set aside for a new football stadium range from enabling the development of larger and more luxurious housing to a "greentech industry hub" (which might be easier to envison than execute).

We’ll go on record with the suggestion for the development of a "football" stadium and a few practice pitches of another kind. Can you say San Francisco Earthquakes?

∙ City plans Hunters Point redevelopment without the 49ers [Examiner]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]
∙ First And Goal For The San Francisco Santa Clara 49ers Stadium [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (25) | (email story)

Pier 27 Public Workshop On Pier 1 Tonight (7/30/09)

The Port of San Francisco is holding a public workshop tonight from 6 p.m. to 8 p.m. on Pier 1 to discuss their conceptual designs to transform Pier 27 into a cruise terminal.

∙ Pier 27 Cruise Terminal Design [SFGov]
∙ The Port's Plan For Pier 27: We Don't Need No Stinking Rate Of Return! [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (5) | (email story)

July 24, 2009

The Drew School Addition Rendering Scoop: Its Living Wall And All

A plugged-in tipster delivers the renderings (click image to enlarge) for the proposed expansion of the Drew School along with a few details on its proposed green wall and roof:

An external "living wall" by the inventor of the vertical garden, Patrick Blanc—his first such installation in the U.S.; this along with the living roof designed by Rana Creek (creators of the acclaimed green roof at the new California Academy of Sciences) make up nearly 30% of the new building’s visible surfaces.

LEED-Gold Certified is the proposed goal for the $14 million addition overall.

∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (20) | (email story)

July 22, 2009

Drawings For A Proposed Drew School Expansion Along Broderick

The context and massing for the Drew School's Broderick Street elevation at the corner of California in Lower Pacific Heights as it currently exists:

Its expanded massing and context as is proposed:

The [Drew School] proposes to demolish an existing 45-foot-tall, three-story-overbasement residential building at 1831-1835 Broderick Street (Assessors Block 1029, Lot 3), and construct a three-story-over-basement, 40-foot-tall addition to the existing Drew School building at 2901 California.

The proposed addition would incorporate a green "living wall" facing Broderick Street, covered with vegetation to enhance the habitat value of the site. The project would include a roof design that utilizes vegetation and surfaces with high solar reflectance to reduce urban heat island effects.

And a couple of potential alternatives in the name of "preservation":

UPDATE (7/24): A rendering of the proposed project.

∙ Drew School Addition Environmental Impact Report [SFGov]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (27) | (email story)

July 20, 2009

SFJAZZ Snubs San Francisco’s "Jazz District," Targets Hayes Valley

According to The Examiner, the nonprofit SFJAZZ is proposing to raze the auto body shop on Franklin between Linden and Fell in Hayes Valley and replace it with 40-foot-tall "three-story building for jazz performances, classes and administration headquarters."

The proposed 9,500-square-foot theater includes seating for up to 750 people, with additional standing-room only space, and is expected to host approximately 200 performances a year on Thursdays, Fridays, Saturdays and Sundays, according to Planning Department documents.

In addition to a box office and gift shop, a café/restaurant is proposed for the ground floor.

∙ Jazz nonprofit wants to build Hayes Valley venue, headquarters [Examiner]

Posted by socketadmin at 2:30 PM | Permalink | Comments (33) | (email story)

July 17, 2009

Best-Case Scenario For 55 Laguna: A Ground Breaking Mid-2011

According to the San Francisco Business Times, A.F. Evans is in talks with Related California to partner on the on the development 55 Laguna.

Related California President William Witte said they are looking at the numbers and would make a decision in the early fall. He said they are drawn to the San Francisco property’s access to public transit, its views, and the fact that the property is large enough to develop a distinctive housing enclave. At the same time, he said “it’s a tough financing market” and under the best-case scenario the housing development would probably not break ground until mid-2011.

∙ Related California, A.F. Evans in talks [San Francisco Business Times]
∙ Local Housing Developer AF Evans Files For Bankruptcy Protection [SocketSite]
∙ Openhouse Perspective On AF Evans And 55 Laguna: Minimal Impact? [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (6) | (email story)

July 7, 2009

Visions For Empty Lots 2.0

John King continues to riff on what could be done with the myriad undeveloped and stalled out lots currently dotting San Francisco, this time soliciting visions from teams of architects and designers.

Above, the Fremont Street site for what was to be The Californian being cleared. Below, 'Vegetated States,' a conceptual design for the now empty lot by Sarah Kuehl, Owen Kennerly, Adam Greenspan and Sarina Bowen.

Other concepts include 'Memory of Water' for the lot at 535 Mission and 'The People's Public Workshop' for 1401 Market where Crescent Heights was ready to rise.

Have a concept or design for an empty lot near you? You know where to send it.

∙ Designers who see more than an empty lot [SFGate]
∙ A Five To Ten Year Underdeveloped Empty Lot Plan [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ 'Vegetated States: Growth Between Booms' [SFGate]
∙ 'Memory of Water,' 535 Mission St. [SFGate]
∙ 535 Mission Street: From Office To Residential To Office To Suspended [SocketSite]
∙ 'The People's Public Workshop' [SFGate]
∙ Crescent Heights: 10th And Market Recap, Rendering, And Details [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (46) | (email story)

July 2, 2009

San Francisco Developers Land $96 Million In Infill Grants

In the last round of California Proposition 1C infill infrastructure grants voters approved in 2006, "San Francisco developers won seven state grants worth $96 million" versus one grant for $5 million the last time around. From J.K. Dineen:

The biggest Bay Area recipient was the John Stewart Co., which received the maximum $30 million to help bankroll the ambitious 750-unit mixed-income housing development called Hunters View, a project that includes the rebuilding of a 267-unit dilapidated public housing complex. The money will pay for everything from grading to utilities to a new street grid. Work will start early next year on the $300 million development, which will be built in phases.

The Emerald Fund, which is raising money to build 308 units of rental housing in Rincon Hill, received $11 million, much of which will go toward a park the developer agreed to build. The developer did not receive another $11 million transit-oriented development Prop 1C grant it had applied for, but Emerald Fund President Oz Erickson said he is hopeful that money will come through after a 90 day evaluation period. Erickson said that they have a strong case for the public benefits 333 Harrison will provide.

The Martin Building Company also received a grant for the development of 179 units at 2235 Third Street while Avant Housing's bid for $5.7 million to kick-start development of 194 units at 1880 Mission Street was turned down.

∙ Urban housing firms grab $150M in grants [Business Times]
∙ JustQuotes: A New Vision For A Hunters Point Neighborhood [SocketSite]
∙ A Plugged-In Reader's 12 Notes On The "PC" Approved 333 Harrison [SocketSite]
∙ 2225-2255 Third Street: What Was (And Hopefully Is) In The Works [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (9) | (email story)

The Fishers Break CAMP With Respect To The Presidio's Main Post

According to John King, "Gap founder Donald Fisher and his family have decided to abandon their efforts to build a contemporary art museum at the Main Post of San Francisco's Presidio."

In calling off an effort that began with acclaim but turned into the city's fiercest development battle in a decade, the family holds open the possibility it might still try to build a home in the Presidio for its collection of work by such artists as Andy Warhol and Alexander Calder.

But the Fishers also say they are open to looking outside the city - and the Bay Area - before deciding what to try and do next.

∙ Fishers give up on plan for Presidio art museum [SFGate]
∙ A Toned Down CAMP And Revised Main Post Plan For The Presidio [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (67) | (email story)

June 26, 2009

Japantown’s Better Neighborhood Plan Update: Draft Acknowledged

While 3D Investments' redevelopment of the Japan Center Mall and Peace Plaza was pushed back by the economy late last year, the Planning Department’s Japantown Better Neighborhood Plan has been pushing forward.

Yesterday a draft plan which includes an overhaul of Peace Plaza and “the conversion of the western two lanes of Webster Street, between Geary Boulevard and Bush Street, into a neighborhood park” was endorsed acknowledged by the Planning Commission.

The proposed $41.3 million budget "would need to be raised through development impact fees and neighborhood taxes to pay for proposed public improvements included in the draft 20-year plan."

UPDATE: A correction from a plugged-in reader:

The draft was "acknowledged", not "endorsed" by the Planning Commission. The Planning Commission added language to the resolution to emphasize that this plan is a work in progress and it does not endorse some of the most controversial contents, such as proposed heights.

∙ Japantown: The Question, The Answer And Your Chance To Embellish [SockeSite]
∙ Japantown Better Neighborhood Plan [SFGov]
∙ Commission backs Japantown overhaul [San Francisco Examiner]

Posted by socketadmin at 9:00 AM | Permalink | Comments (15) | (email story)

June 24, 2009

870 Harrison Update: Development Unanimously Approved

It’s a plugged-in tipster that notes the development of 870 Harrison Street by JS Sullivan was unanimously approved last week. Design by Leavitt Architecture, as rendered by ZŪM:

As previously summarized by us:

Twenty-six residential units (18 one-bedroom, 8 two-bedroom) over either 4,050 or 2,560 square feet of ground-floor PDR (Planning Commissions Resolution 17707 "allows for reduced PDR replacement requirements if 25 percent of the lot depth is dedicated to an at-grade rear yard") and a below grade garage with 12 residential spaces, one commercial space, one van-accessible space, two car share spaces, and eight spaces for bikes.

And there's animation to come (we’re told).

∙ 870 Harrison Street: Development Site [870harrison.com]
∙ Twenty-Five Days From A Positive Negative For Twenty-Six Units [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (26) | (email story)

June 23, 2009

Eastern Neighborhoods Plan In Action (As Proposed): 750 2nd Street

As the one-story-with-mezzanine, 25-foot high former warehouse at 750 2nd Street looks today above. As is proposed to replace the existing warehouse with an eight-story plus mezzanine, 95-foot mixed-use building under the new Eastern Neighborhoods Plan below.

The proposed building would include up to 17 residential units (28,950 gsf), above a ground‐floor commercial space, and a ground‐floor garage with approximately 16 off-street parking spaces with stackers (4,487 gsf) for residents. Additionally, the project would provide approximately 2,891 gsf of private open space in the form of decks or balconies attached to 13 of the residential units.

The project site is within the East SoMa Plan Area and under the recently adopted Eastern Neighborhood (EN) controls, project approval would proceed under Section 329, Large Project Authorization in Eastern Neighborhoods Mixed-Used Districts. The proposed project would require exceptions to certain requirements in the Mixed Use-Office (MUO) district, and to certain pre-existing zoning controls [formerly zoned M-2].

Design by Gould Evans Baum Thornley Architects. And targeting, at a minimum, LEED Silver certification.

∙ Eastern Neighborhoods/Candlestick Plans Yea! (Mirant Retrofit Nea!) [SocketSite]
∙ 750 2nd Street: Environmental Impact Report (EIR) [SFGov]

Posted by socketadmin at 1:00 PM | Permalink | Comments (27) | (email story)

June 19, 2009

From Renovation To Potentially Razed For 680/690 Folsom

According to J.K. Dineen, TMG Partners' renovation and redesign of 680/690 Folsom might never see the light of day through those proposed glass curtain walls. Instead, the buildings could be razed to make way for a Moscone Center expansion.

While city officials are not ready to discuss the project in detail, officials involved in the discussions say the new below-ground convention center space would connect with the 650,000-square- foot Moscone Center South underground across Third Street. The complex would replace two existing office buildings owned by developer TMG Partners and financial partner RREEF, 680 Folsom St. and 50 Hawthorne St., as well as the Moscone Parking Garage at 255 Third St. In addition to the convention center and replacement parking, the new project could feature “two or three towers” above a podium.

The new plans are simply "exploratory" at this point. No word on how the proposed Museum of Performance & Design would fit into the mix.

∙ S.F. in talks for Moscone expansion [San Francisco Business Times]
∙ Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom [SocketSite]
∙ Additional Details To Go With The Glassy Design: 680/690 Folsom [SocketSite]
∙ Museum of Performance & Design: Familiarity With The Corner/Design [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (19) | (email story)

Not Quite So Easy (And A Little Less Fresh For Now)

Tesco's plans to open three new Fresh & Easy Neighborhood Markets in San Francisco have been slowed down with mid-2010 now looking to be the first opening.

The store in Bayview was planned for a new mixed-use building currently being built at Third Street and Carroll Avenue by Goldman Sachs Urban Investment Group. The group’s managing director, Alicia Glen, said Fresh & Easy’s delay has slowed construction of the building by several months. However, she had met with Fresh & Easy executives recently and they affirmed the chain is still committed to the project.

The development of a Fresh & Easy in the Portola neighborhood and another on at Clement and 32nd Avenue in the Richmond have been "delayed indefinitely."

∙ U.K. grocery chain to put S.F. expansion on hold [Examiner]
∙ 5800 Third Street: Development Starting Back Up (Delivery In 2010) [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (10) | (email story)

June 16, 2009

Transbay Block 8: No Deal Or Development In 2009

While the expected grand opening of San Francisco’s new Transbay Terminal has been pushed back a year to 2015, J.K. Dineen now reports the San Francisco Redevelopment Agency has "suspended efforts" to develop housing on Transbay Block 8.

The San Francisco Redevelopment Agency has suspended efforts to develop housing on a key Transbay District parcel after bids for the property came in “well below the potential value of the site in a healthier real estate market,” according to a memo from Executive Director Fred Blackwell.

Blackwell said the agency decided to suspend the request for proposals process for Block 8, a 42,600-square-foot parcel on Folsom Street between First and Fremont streets. The agency is looking for a developer to build two market-rate structures: a 550-foot residential tower and an adjacent 50-foot residential townhouse development. In addition, the RFP called for a 100 percent affordable building 65 to 85 feet.

Noting "the agency should wait for conditions to improve rather than sell under current market conditions," Blackwell expects to issue a new RFP in 2010 which we'll call a bit optimistic considering the current trends and typical market cycle.

∙ Transbay Terminal: Banking On Stimulus Funds And Opening In 2015 [SocketSite]
∙ S.F. suspends effort on Transbay District site [San Francisco Business Times]
∙ Transbay Block 8: The Request For Proposals And Basic Design(s) [SocketSite]
∙ In The Pipeline For First And Folsom: 550-feet And 600 Units [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (14) | (email story)

Laying The Foundation For An "Ultra-Green" 525 Golden Gate Avenue

Placed "on hold" a year ago due to rising costs and "lower than expected efficiencies," but now angling for some stimulus funds too, it’s a plugged-in tipster that catches the crews at work on 525 Golden Gate Avenue:

Crews from [Malcolm] Drilling are hard at work on the site. I asked one of them whether their being there meant the new building was proceeding and the answer was, "Yes, we are shoring for the foundation because the foundation for the new building is deeper than the old one." I could see what appeared to be a dewatering tank of the sort used to keep deep foundation excavations dry.

The earthquake-damaged and twenty-years vacant building that once stood on the site was recently razed (much to the chagrin of Trader Vic's next door), and as permitted a 12-story "ultra-green" San Francisco Public Utilities building is proposed to rise.

∙ When Being Green Costs Too Much: 525 Golden Gate Avenue On Hold [SocketSite]
∙ PUC site a 'poster child for stimulus package' [SFGate]
∙ Tiki lounge owners try to halt nearby demolition [SFGate]

Posted by socketadmin at 11:00 AM | Permalink | Comments (6) | (email story)

June 12, 2009

Designs For The Castro’s "Hole In The Ground" (2299 Market Street)

As proposed, the Castro’s long vacant "hole in the ground" at 2299 Market Street (corner of 16th and Noe) would become a five-story mixed-use development with 18 residential units, 5,000 square feet of ground floor retail and 18 underground parking spaces.

And while the proposed Ian Birchall and Associates design has apparently been generating some neighborhood buzz by being rendered with what appears to be an Apple store in the retail space ("but those who have heard the design team's presentation said there was no indication given that a lease with the retailer had been signed"), that’s not what had us all abuzz (or perhaps bothered if you will).

No, it’s the difference between what’s currently proposed (below left) versus what appears to have once been on the boards (below right) that did that trick.

∙ Castro housing projects inch forward [Bay Area Reporter]
∙ Ian Birchall and Associates [ibadesign.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (52) | (email story)

Trolling For Tourists And Locals Alike On Fisherman's Wharf

It’s two steps forward, one step back for San Francisco's Fisherman's Wharf Public Realm Plan as a proposal to "turn Jefferson Street into a single-lane roadway with [two] dedicated lanes for bicycles" has been reworked.

The latest plan allows for two lanes of traffic that would be shared with bicyclists, and it maintains large walkways for pedestrians and open-air dining. Street parking would be eliminated in favor of a plan that will direct motorists to rarely full parking garages.

Sidewalks would still be widened, addressing the no. 1 concern of visitors to the area: overcrowded walkways.

The goal is not only to ease tourist congestion, but to lure more locals to the Wharf.

UPDATE: Or perhaps one step forward and two steps back. From a bike riding reader:

No, I would just call it "two steps back." Jefferson St is the Bay Trail and this is the only gap in the miles long extremeley popular bike route that runs along the Embarcadero and then over to Crissy Field and across the GGBridge.

One of the whole points of this effort was to fix this gap and make Jefferson St a legitimate bike route to accommodate the throngs of people who try to pass through there on bikes (or heaven forbid, actually bike to FW, but we all know the restauranteurs don't want the business of anyone who doesn't drive a 1950s Caddy. Oh, the good 'ol days!).

Not to mention the fact that you have throngs of clueless tourists who naturally ride the wrong way on Jefferson assuming the waterfront route goes in both directions. This is pathetic.

∙ San Francisco's Fisherman's Wharf Public Ream Realm Plan [SocketSite]
∙ Proposed plan aims to lure locals to Fisherman’s Wharf [Examiner]

Posted by socketadmin at 8:00 AM | Permalink | Comments (13) | (email story)

June 10, 2009

From Piers To Park And The Brannan Street Wharf By 2012

The long planned demolition of the dilapidated Pier 36 and transformation of former Pier 34 into the Brannan Street Wharf has received a tentative $6 million federal funding boost.

The new 830-foot wharf with 400-feet of new neighborhood lawn (click image to enlarge) could now be a reality "as early as July 2012" (but more likely by the end of that year).

∙ Sprucing up The City’s waterfront [San Francisco Examiner]

Posted by socketadmin at 10:45 AM | Permalink | Comments (10) | (email story)

San Francisco's New Cruise Ship Terminal Gets A $3.5M Kick Start

"The prospect of a new San Francisco cruise ship terminal [at Pier 27] became more real Tuesday when the Port Commission authorized a $3.5 million contract with the city's Department of Public Works for architectural and engineering work."

∙ $3.5 million OKd for new cruise ship port work [SFGate]
∙ The Port's Plan For Pier 27: We Don't Need No Stinking Rate Of Return! [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (6) | (email story)

June 8, 2009

The Parkmerced Thirty Year Plan: Public Scoping Meeting Tonight

While the Planning Department is working on the Envirornmental Impact Report (EIR), a public scoping meeting for the proposed Parkmerced Redevelopment Project will be held tonight (June 8, 2009, from 6-8 PM at the YMCA Annex, 3150 20th Avenue).

The proposed Parkmerced Project is a long-term mixed-use development program to comprehensively re-plan and redesign the Parkmerced site, increase residential density, provide new commercial and retail services and transit facilities, and improve utilities within the development site. About 1,683 of the existing apartments located in 11 tower buildings would be maintained, and over a period of approximately 30 years, the remaining 1,538 existing apartments would be demolished in phases and fully replaced, and an additional 5,679 net new units would be added to the Project Site.

With project implementation, there would be a total of 8,900 units on the Project Site. The Proposed Project also includes construction of a new neighborhood core containing neighborhood-serving retail and office space, including such potential uses as a grocery store, restaurants, and banks.

Yet to be resolved (as far as we know), a bid to grant Parkmerced landmark status based on its place in "planning history," courtyards and landscape design.

∙ Parkmerced: Project Scoping And Environmental Impact Report Notice [SFGov]
∙ Planning For 5,700 New Homes In San Francisco’s Parkmerced [SocketSite]
∙ Parkmerced: From The Plans To Develop, To The Plans To Preserve [SocketSite]
∙ Parkmerced: A Cultural Landscape Foundation "Marvel of Modernism" [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (15) | (email story)

June 5, 2009

Compare And Contrast (Just Don’t Kvetch): 1960-1998 Market Street

It’s another perspective on the redesigned and unanimously approved 1960-1998 Market Street development. As approved above, prior to being redesigned below, and all comments on our earlier piece. And for the record, we're fans.

∙ The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | (email story)

Fox Plaza Expansion (1390 Market): Unanimously Approved As Well

In addition to 1960-1998 Market, the San Francisco Planning Commission has unanimously approved the proposed 250-unit condo addition to Fox Plaza at 1390 Market. That being said, "developer Mark Conroe of Presidio Development Partners says it’s unlikely to be built until the economy turns around."

∙ The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
∙ S.F. gives OK to 250-unit condo project at Fox Plaza [Business Times]
∙ A Step Forward For The Plans To Expand Fox Plaza (1390 Market) [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (1) | (email story)

The 1960-1998 Market Street Scoop: Unanimously Approved Design

A plugged-in tipster reports with respect to the proposed development at 1960-1998 Market Street which was unanimously approved by the Planning Commission last night:

The following describes the design changes that were have made to the project over the last several weeks in response to the comments that were received from the Planning Commission, SF Planning Department and the Duboce Triangle Neighborhood Association.

Bernardo Fort-Brescia and the team at Arquitectonica amazingly improved upon their original design while going through what almost turned into design by committee. These Architects were challenged to respond to community and incorporate changes while still maintaining the integrity of the building, which is a bold, iconic statement for such a prominent comer location.

Market Street: Additional vertical fins have been added to strengthen the vertical expression. The major horizontal mullions have been reconfigured in a staggered pattern, eliminating their alignment and further reducing the horizontal emphasis of the façade. A canopy has been introduced along Market Street to reinforce the pedestrian and retail environment.

Buchanan Street: The changes described above have been incorporated into the first bay along Buchanan Street. The second bay has been modified significantly, stepping up in height to relate to the change in street level. The vocabulary of the second bay now relates to the adjacent residential buildings by incorporating stone and a more regularized window arrangement.

Light well: A light well has been incorporated at the northwest corner of the building that corresponds to the neighbor’s exiting light well.

Rear yard setback: The northeast corner of the building has been pulled back to allow a greater separation between this building and the neighbors to the north.

Another tipster adds, "In a topsy-turvy hearing, the local neighbor associations supported the project, while the Building and Construction Trades Council was opposed to it."

UPDATE: A close-up on the corner (and how it looked before):

∙ Now THAT’s Not The Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]

Posted by socketadmin at 8:55 AM | Permalink | Comments (25) | (email story)

June 4, 2009

942 Mission Street: Designs, Details, And Planning Documentation

In February a reader wondered and another provided the project scoop. And yesterday the Planning Department uploaded the 942 Mission Street Hotel Project EIR for review.

The proposed project would demolish a two‐plus‐story‐over‐basement, 30‐foot‐tall building that contains about 8,000 square feet of office space and 17,000 square feet of former commercial film studio space....In its place, the project sponsor proposes to retain the existing basement and construct a 15‐story, approximately 152‐foot‐tall building.

The upper nine floors of the hotel would be set back approximately 40 feet from the Mission Street property line. These upper floors would overlook a vegetated roof at the seventh floor planted in drought‐tolerant California native grasses. Bay windows would extend up to the thirteenth level. The proportions and detailing of the fenestration in the base along Mission Street would be repeated in the windows of the upper floors.

As proposed, 72,000 square feet of hotel space with 172 rooms over 3,240 square feet of ground‐floor retail. And all without any off-street parking (nor even valet as envisoned).

UPDATE: An eastern elevation empahsizing a lightwell - or what will be a lightwell should the neighboring parcel build up - in light of a few comments and queries:

∙ A Reader Asks, Perhaps You'll Answer: Hotel Around Sixth And Jessie? [SocketSite]
∙ EIR Availability: 942 Mission Street Hotel Project (pdf) [SFGov]

Posted by socketadmin at 11:30 AM | Permalink | Comments (11) | (email story)

The Port's Plan For Pier 27: We Don't Need No Stinking Rate Of Return!

From the Examiner with respect to the Port's plan for a new San Francisco cruise terminal:

[The Port of San Francisco] now plans to take advantage of an upcoming bond sale to help fund the $40 million-plus conversion of Pier 27 from a cavernous limousine storage lot into a modern cruise terminal.

Under the latest plans, the portion of the building facing the street would be toppled to make way for a public plaza, and several surrounding buildings would be demolished or relocated. The interior of the warehouse building would be refurbished and improved with an elevated mezzanine level to allow cruise passengers to step from their ship directly into the terminal.

The most recent terminal plan calls for the Port to pay for needed infrastructure improvements without relying on the assistance of the private sector, according to Finance Director Tina Olsen.

“We’re thinking, ‘Why don’t we act like a developer?’ We’ll do the investment, we’ll bring in the tenants and do the build-outs,” she said. “We don’t need a rate of return, so perhaps we can do a development that’s more palatable.”

Just how hard could real estate development be these days?

∙ Port of S.F. looks to new projects to net revenue [San Francisco Examiner]

Posted by socketadmin at 8:30 AM | Permalink | Comments (5) | (email story)

June 3, 2009

First And Goal For The San Francisco Santa Clara 49ers Stadium

Santa Clara City Council members approved a financial plan to move the 49ers south last night (or rather early this morning). Up next, a vote by the residents next spring.

∙ Santa Clara approves 49ers stadium plan [San Franciso Examiner]
∙ JustQuotes: Five Years From A 49ers Free San Francisco? [SocketSite]
∙ San Francisco 49ers Proposal for a Football Stadium in Santa Clara [santaclaraca.gov]

Posted by socketadmin at 9:00 AM | Permalink | Comments (13) | (email story)

June 1, 2009

Hotel SoMa (690 Fifth Street) As Proposed And Planning's EIR

The proposed Hotel SoMa would replace a two-story, 23-foot-tall office building (and 14 off-street surface parking spaces) on the northwest corner of Townsend and Fifth (690 Fifth Street to be exact) with a David Baker designed six-story, 75-room hotel.

The project would include approximately 41,000 square feet of hotel uses, a 5,000-square-foot café/bar and lobby area, and a 7,400-square-foot subterranean garage with on-site parking for 27 automobiles.

The [hotel] would be six stories tall, reaching a height of 65 feet above grade to the roofline, and an approximately 16 foot mechanical penthouse (exempt from the height limits for this zoning district).

The project would also provide an approximately 5,000-square-foot deck area, swimming pool, and bar on top of the roof accessible to hotel patrons.

Additional details are available via Planning’s Preliminary Mitigated Negative Declaration.

∙ 690 Fifth Street (Hotel SoMa): EIR and Intent to Adopt a Negative Declaration [SFGov]
∙ On the boards: Hotel SOMA [dbarchitect.com]

Posted by socketadmin at 5:30 PM | Permalink | Comments (30) | (email story)

Presidio Main Post Plan Public Comment Period Closes Today

"Today marks the end of the public comment period on land use changes proposed for the Main Post of San Francisco's Presidio - a deadline that may sound bureaucratic but in fact signals the next round in an acrimonious battle unlikely to end anytime soon."

∙ Deadline is today for comments on Presidio plan [SFGate]
∙ A Toned Down CAMP And Revised Main Post Plan For The Presidio [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (20) | (email story)

Now THAT’s Not The Arquitectonica Design For Market At Buchanan

Driven by neighbors’ complaints and a Planning Commission "request," revised designs for the Arquitectonica design of 1960-1998 Market at Buchanan will be presented to the Commission on Thursday. No word on whether or not the revised design will include Planning Commissioner approved bay windows or peach accents.

Regardless, even if the revised plans are approved, "construction won't begin until the economy begins to recover" according to the developer.

∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]
∙ 1844 Market Watch: Movement On 113 "Fabulous" Units And Retail [SocketSite]
∙ Buchanan and Market condo plans revised [Examiner]

Posted by socketadmin at 8:00 AM | Permalink | Comments (14) | (email story)

May 29, 2009

1844 Market Watch: Movement On 113 "Fabulous" Units And Retail

BayRock Residential secured approvals for 113 "fabulous" rental (but condo mapped) units, 90 underground parking spaces, and 5,000 square feet of retail to be built at 1840-1844 Market in 2006, but sold the project in 2007.

And while the site has long been cleared, it's also been dormant for quite some time. Yesterday, however, a tipster noticed activity and couldn't help but wonder, "Is this real?"

It appears so, but unfortunately we don't have any additional details. Readers?

Posted by socketadmin at 12:30 PM | Permalink | Comments (20) | (email story)

May 28, 2009

The 690 Stanyan Project Scoop: Scaled Back To An Interior Gutting

A plugged-in reader reports on the proposed 690 Stanyan Project:

The other half had a storewide meeting at Whole Foods last night. It was told to them that the Stanyan Project has been scaled back to be just like the Noe Valley project. No external construction - no condos, just a interior gutting of the old Cala foods and a small format Whole Foods going into it.

The mixed-use design as was proposed (and conditional use approved):

The 26 studio units, 20 one-bedroom units, 15 two-bedroom units, and one three-bedroom unit have been removed from our pipeline inventory watch list.

UPDATE: Confirmation this afternoon from the Business Times with regard to the project:

The developer of a Whole Foods and housing development approved for a vacant lot at Haight and Stanyon streets has decided to shelve the project, citing high city fees [of between $5 million and $6 million] and the economic downturn.

According to the developer, however, an agreement with Whole Foods on the scaled back plan has not been reached (but is being discussed).

∙ The 690 Stanyan Project Update: Conditional Use Approved 6-0 [SocketSite]
∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]
∙ Whole Foods Green-Lighted In Noe (And As Proposed On Market) [SocketSite]
∙ Developer scraps S.F. Whole Foods project because of city fees [Business Times]

Posted by socketadmin at 9:00 AM | Permalink | Comments (40) | (email story)

May 27, 2009

CPMC's Long Range Development Plan And Cathedral Hill Campus

Additional details with respect to California Pacific Medical Center’s (CPMC) Long Range Development Plan for five campuses have been published in the form of an EIR and Public Scoping Meeting notice (pdf). At the heart of the plan, the Cathedral Hill Campus.

The proposed 3.85 acre medical campus…is comprised of three sites that would be developed by 2015 with a new Cathedral Hill Hospital [which would occupy an entire city block bounded by Post Street to the north, Van Ness Avenue to the east, Franklin Street to the west, and Geary Boulevard to the south), a new Cathedral Hill Medical Office Building (Cathedral Hill MOB), and a second renovated medical office building at 1375 Sutter Street.

The AIA Honor Award design by SmithGroup for CPMC's Cathedral Hill Hospital ("using a system modeled on Toyota’s manufacturing process to maximize design and value"):

And as the proposed hospital site looks today:

UPDATE: By way of a plugged-in tipster, a couple of aerial renderings of the proposed CPMC Cathedral Hill hospital for context:

∙ CPMC: Notice of Preparation of an EIR and Public Scoping Meeting [SFGov]

Posted by socketadmin at 9:15 AM | Permalink | Comments (43) | (email story)

May 21, 2009

Under Two Hundred Per Square Foot (Just Not Including The House)

This four story, four bedroom, and six and one-half bath Forest Hill* home is listed for under $200 per square foot! Unfortunately that doesn’t include the cost of building it.

*UPDATE: As a plugged-in reader correctly points out, it's Forest Hill Extension for this lot not Forest Hill.

∙ Listing: 63 Garcia ("4/6.5") - $998,000 (lot) [MLS] [Map]

Posted by socketadmin at 9:45 AM | Permalink | Comments (28) | (email story)

May 20, 2009

Plans Approved And Price Reduced But No Sale And Off The MLS

Sold in December 2005 for $868,000 and then again for $875,000 in September 2008, 1409 Sanchez retuned to the market in January asking $1,250,000 with newly approved plans and permits in hand to raze the current structure and build two units in its place.

Yesterday the listing for 1409 Sanchez was withdrawn from the MLS despite reductions down to $970,000 and an offer by the "Seller/Builder" to "complete [the] project at a Discounted Price & Customize [the] Plans to Suit!"

No word on whether or not the listing will soon return with a new new price and zero days on the market or if said seller/builder has simply decided to go the spec route.

∙ The Future Façade Of 1409 Sanchez (Assuming Approved And Built) [SocketSite]

Posted by socketadmin at 5:45 PM | Permalink | Comments (9) | (email story)

May 15, 2009

113 New Apartments at 430 Main/429 Beale Approved By Planning

A plugged-in tipster reports on last night's Planning Commission meeting:

Looks like 430 Main / 429 Beale was approved last night with a 6-1 vote. The one in opposition, of all people, was Commissioner Antonini, who was in full support of the project and merely opposed the condition that the project remain rental for at least 20 years before going to condos. (As he stated, he believes boxing a developer in can only be detrimental).

113 apartments sandwiched between the existing Baycrest condos and a Caltrans yard.

And with construction slated to begin early 2010.

UPDATE: A bit more detail from the San Francisco Business Times:

The eight-story building will consist of 60 percent 500 square-foot studios and 40 percent two-bedroom units that will average about 875 square feet. [Portland-Pacific President Chris Zupsic] called it “affordable by design” and said the units would be suitable for a down economy when many residents are wary of chic high-end housing.

“We knew this market was coming and that this was going to be the right kind of product for this market,” he said. “This is not a high amenities building. There is no concierge, no swimming pool, no workout room. It’s very straight forward.”

Portland-Pacific hopes to finance the building through Housing and Urban Development’s Section 220, a program in which the Federal Housing Administration insures construction loans for multifamily housing projects located in urban renewal area. Zupsic said they are already far along in the HUD Section 220 application process and that Wells Fargo would be providing the FHA-backed loan. The project was designed by AB Design Studios and will be constructed by BCCI Construction.

∙ Portland-Pacific condos OK'd in S.F. [San Francisco Business Times]
∙ AB Design Studio [aurellblumer.com]

Posted by socketadmin at 10:45 AM | Permalink | Comments (25) | (email story)

May 13, 2009

Drawings And Details For The Proposed Development Of 2001 Market

The website for 2001 Market Street has filled out with drawings and details for a proposed mixed-use development to replace the shuttered S&C Ford dealership on Market at Dolores and 14th. As proposed, 80 condos (50% two-bedrooms or more) over a 30,000 square foot Whole Foods Market with outdoor seating at the corner of Market and Dolores.

Conditional use permits will be required for demolition of the existing buildings, for the grocery (over 5,000 square feet and a chain), and for a parking ratio of .75 spaces per unit. No variances are required, however, for the 85 foot height along Market/Dolores to 100 feet north of the 14th Street property line at which point the height drops to 40.

With approvals, and without delays, construction could start as early as fall 2010 with a Whole Foods opening in early 2012 and the condos soon thereafter (mid to late 2012).

∙ 2001 Market Street [2001marketsf.com]
∙ Whole Foods Green-Lighted In Noe (And As Proposed On Market) [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (52) | (email story)

May 12, 2009

San Francisco SWL 337 Proposal: Downsized And Drawn Out

The proposed retail space for San Francisco's Seawall Lot 337/Pier 48 (a.k.a. "Mission Rock") has been cut by more than half and the developers are pushing to "complete the project in phases over a 17-year period that would start in 2013."

As it stands, the project would produce approximately 10 commercial and residential buildings, including two towers near 200 feet and another taller than 300 feet. The area would be broken into 12 small city blocks and would feature 8 acres of open space, including the waterfront park.

One major parking structure and stalls in other buildings would accommodate 2,650 parking spaces for Giants games and other uses. There also are plans to refurbish Pier 48 for exhibitions and other events.

Construction of the cornerstone waterfront park would likley not begin for nearly a decade.

And gone from the proposal is the "scheme for an entertainment center tied to well-known names in food and music, including a 5,000-seat music hall."

∙ S.F. waterfront project may be downsized [SFGate]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ Joint Giants/Kenwood Proposal For SWL 337 Into Extra Innings [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (36) | (email story)

A Gathering Of 555 Washington And Redwood Park YIMBY’s

A plugged-in tipster notes a neighborhood meeting this evening (5/12) to "preview" the proposed designs for 555 Washington Street and an expanded Redwood Park.

The line that caught – and almost brought a tear to – our eyes:

The Jackson Square Historic District property owners, the Barbary Coast Neighborhood Association, the North Beach Neighbors and other neighborhood organizations are in support of the new 240+ condominiums, next to the TransAmerica Pyramid.

5:00 PM in the Small conference center building in the Transamerica Pyramid block.

∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ 248 Condos (and 38 Stories) In The Shadow Of The Pyramid [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (7) | (email story)

May 7, 2009

Turnberry Stops Shopping, Takes Its Bags Wallet And Heads Home

Plugged-in people knew Turnberry was quietly shopping their 45 Lansing lot. Now J.K. Dineen reports that they’ve stopped shopping, asked for a refund and are headed home:

Rincon Hill developer Turnberry Associates has cancelled its a 40-story deluxe condo tower at 45 Lansing St., and asked the city to refund an $8.4 million affordable housing fee it paid when the building permit application was filed in 2007.

In a letter dated May 4, land use attorney Andrew Junious said the building permit for the 227-unit tower “will be withdrawn immediately by the project sponsor.”

The cancellation is a significant blow to the future of highrise development in Rincon Hill and other downtown neighborhoods. Turnberry bought the property in September, 2006, near the height of the market, paying $30 million, or $130,000 per buildable unit.

According to Assistant Planning Director Larry Badiner, Turnberry is entitled to a refund of the fee which "went to the Mayor’s Office On Housing for the purpose of funding affordable housing projects."

And as we wrote last month:

The implications: likely no new building at 45 Lansing for 5-10 years, and extremely low odds that once developed it will be the uberluxury product Turnberry (and neighbors) had envisioned.

UPDATE (5/8): An update with regard to the refund from J.K. Dineen:

Douglas Shoemaker, director of the Mayor’s Office On Housing, confirmed that the city would refund the $8.4 million fee.

"It’s a substantial loss for the city, but we don’t spend in lieu fees until a project begins constriction, so we have the money available," said Shoemaker.

And once again, it's not the fee (or "Daly") that killed this project but rather a substantially weaker market than when the $240 million development was first proposed.

∙ The 45 Lansing SocketSite Scoop: Turnberry Quietly Shopping The Lot [SocketSite]
∙ Rincon Hill condo tower cancelled; Turnberry seeks $8.4M refund [Business Times]

Posted by socketadmin at 2:42 PM | Permalink | Comments (73) | (email story)

April 23, 2009

2655 Bush Street: Designs For Density On The Corner Of Divisadero

Assuming a conditional use authorization to allow for the development of over one-half acre in addition to all the other requisite approvals, the vacant two-story and 48,000 square foot convalescent facility at 2655 Bush Street (corner of Divisadero) would be razed.

In its place a 108,000 square foot mixed-use building providing 83 new residential units, 4,500 square feet of ground level retail (four and one-half times the current) and below-grade parking for up to 99 cars (again, four and one-half times the current) would rise.

As proposed the new building would range from four to six stories (40 to 65 feet) in height and contain a unit mix of one studio, 19 one-bedrooms, and 63 two-bedroom units.

Architecture by Forum Design, and yes, we’re working on some better renderings but at least you can click the image directly above to enlarge (a little).

∙ 2655 Bush Street: Preliminary Mitigated Negative Declaration [SFGov]

Posted by socketadmin at 12:30 PM | Permalink | Comments (19) | (email story)